I have a few lenders who coach their prospects.

You’re not going to find a safe way to do what you want unless you or the “buyer” has enough cash to pay off the note. 

I'm working on building my buyers list, as well as just networking.

If the prospects look financially shaky or sketchy, I ask for the name of a co-signer - and collect payment for a background check on them.Verbally, I also ask when they are interested in taking occupancy, and I tell them the application will be made part of the lease agreement - that I can evict them if they've lied in their application.

This way I'm aware of the end buyers buy box before I go locking up contracts with sellers.  

I talk quite a bit with my buyers.

I am a flipper/investor who has sold many properties, frequently direct to the buyer. 

Prospective investors should carefully consider investment objectives, risks, charges and expenses, and should consult with a tax or legal adviser before making any investment decision. 

I mean how else would Sellers (or even perhaps buyers) know that you own a neighborhood? 

@Cameron Chambliss, primarily focus on creating a system for connecting with property owners and sourcing deals rather than establishing your end buyer list.