Business owners make money off of business execution not potential property appreciation.

If/when tenant does decide to buy it, lets say the total sum between rent credits and purchase option payment was $8,000, you can either take $8,000 off the purchase price or as i would prefer, keep the purchase price but produce a receipt as if the tenant already gave you $8,000 in EMD toward the purchase price so it would count as part of their down payment and make it more manageable for the tenant financially to execute the purchase.

I don't have a large staff its just myself, my sister and her husband, but I dont see the need to hire any leasing agents even part time.

Depreciation is real, though over such a short hold it shouldn't cause serious expenses, and executing a 1031 on the GP's schedule is never guaranteed. 

I also am military and still serve in the TN Army National Guard at the rank of Staff Sergeant and have been serving for 8 years with 1 deployment overseas.

This financial strategy enabled timely project execution and ensured the necessary resources were available to complete the renovations.

But it's kind of like saying "does anyone want to back me in building a five star hotel" which you're probably not going to get any traction, unless you have a track record of working for a five star hotel developer for a few years and can demonstrate you truly know how to execute that type of development. 

If it's an auction we have just dealt direct with the auctioneer.Maybe on your first deal you have an attorney do what you call "dirty work" but the best way to learn is to deal with the owners directly yourself, get permission to deal with the bank and execute the transactions on your own. 

Let's say you execute a P&S with the property owner and give them an EMD of $500. 

Oh, and the rogue syndicator who took advantage of us all was a darling of theirs (LU's) only a year before he "broke bad", and had subscribers from some of the long-time, experienced passive investors in the group, including a mentor or two and the executive vice president, herself!