You sphere is a great place you start, you may need to expand as well 

I don't think I'd buy 100 oz bullion.

Listings come easier to long term agents but if you work your sphere of influence you can get them too.  

This is your "skin in the game" like Russ Scheider mentioned, to show you are vested in the project's success. 100% financing programs are typically not offered commercially, but by private individuals, such as connections in your personal circle or sphere of influence. 

Even if you do not actively market and prospect for new clients, you will be surprised how much business you get from your sphere of influence.  

When a property based on square footage has a substantial amount in the OZ as compared to that outside the OZ and it is contiguous, then it's all in the OZ.

Here in Oz I jumped into self storage to begin with.

The fund we invested in was a Ponzi scheme because they were using our principal to pay dividends to others Yes it seems common in this industry that's why I'm avoiding crowdfunding and fund type of investment especially in OZ or Class C/D like a plaque.

However, a 10 hour day, 7 days a week, is not unusual for me).My objective is to spend the next 10 years outworking everybody I know; everybody in my sphere of influence. 

I have read that many recommend learning scripts, interviewing with brokers, and also creating a sphere of influence list before starting.