I would call a servicer and see how they handle this for their customers.

Rather sell to retail customers and carry paper for now.

Rarely do investors 'attract' private lenders, typically you need to make them by going out and offering people an opportunity that may benifit from.

Networking has been the most successful way to attract more private investors so I am looking for ways to increase the speed at witch I network with people who are likely candidates to invest with me.

Sounds like you have an attractive deal in front of you. 

Adding more into the estimated repairs, adding vacancy and property management makes this a less attractive investment unless more upfront improvements are done to increase the income.

A bit of landscaping, perhaps a picket fence, and a pathway to the front door would go a long way to adding curb appeal to the property and attracting better renters.

Greg, I've dealt with the challenges of trying to find a use for dead space and there are a couple words of advice I can give you:1) Retail space is never attractive to potential tenants lying vacant.  

That implies that we all have the right to be wrong.Your challenge is to post here in such a way that you attract answers and solutions that are helpful, although they may not always seem useful in the heat of the moment.

This will at least save you the time of customizing the basics of the document.