@Ken Vance, I'm extremely familiar with WP, just looking for a lease option contract I can use with sellers and tenants here in Virginia.

That is very bad information. https://www.abor.com/wp-content/uploads/2018/05/Ap...Its odd that information is coming from realtor.com.

With lowes, for example I can find 10% off coupons and such. 

The highly leveraged  DSTs including zero coupon or no cash DSTs can certainly absorb your debt and if the project goes to fruition you end up with fractional ownership of a fixed asset in exchange for monthly cash flow. 

My business picks up when people can't sell on the MLS and I just ride it along clipping coupons for cash flow.Statistically 1/3 of the houses on the MLS don't sell.

You could also focus on the great financial advantages of renting/down-sizing (travel more, no more yard to care for/repairs, buy an RV, visit family more)Host a senior-focused event at your facility (maybe show an uncut version of Woodstock haha) or live music, a Social Security expert speaker or Doctor to address health issues, a fund-raiser, art show, etc. and hand out flyers with a special "one month free" coupon attached Have exercise classes for seniorsWeekly bingo nightsPromote your events for free on community calendars, newspapers, seniors sections of papersPrint door hangers and get some kids to hang the door hangers at trailer parks, older communitiesEncourage your current tenants to invite friendsRent a 15-passenger bus ($50) and offer free transportation to key eventsSponsor events at senior centers in the areaCo-Sponsor service club (Rotary, Kiwanis, etc who have many senior members) eventsPut up banners and balloons when you have eventsI hope at least a few of those ideas might spark some interest.

Also I've structured deals that have a time horizon well over 12-18 months if the projects are great with basically assured yields above expectations, and/or an annual coupon is assured. 

The course should run you around $300 but can be picked up for a discount if you search google for coupon codes.As far as free educational sources- youtube and podcasts!

https://www.amazon.com/Paper-Profits-Beginners-essentials-mortgage-ebook/dp/B06Y4C7X6Y/ https://www.pprnoteco.com/wp-content/uploads/2016/08/Intro_to_Note_Investing.pdf Finally, check out NoteMogul which has a very reasonably priced intro course to note investing: https://ecourse.notemogul.com/training?

I spent a few decades creating my teams.. but 99% of my folks don't have the BP mentality were they are looking for the highest returns and willing to take some risk.. my folks are coupon clippers.. but my folks COC returns will beat most rentals. especially west coast.. but again its completely different asset and people have all sorts of different reasons for investing in certain things..