An annuity is definitely a different level of risk exposure than this type of an alternative investment. 

Bonus I found a co-host with a presence in the area that would co-host it for 15%.

There is no limit, they do monthly/yearly bonuses and pretty much they make it able to make money to invest in real estate.

Bonus points if they could set me up with a LOC!

Highlight nearby conveniences and any neighborhood growth to attract interest.Focus on framing the size as a bonus that buyers get more space and value for their money compared to smaller homes.

There are also bonus rates for larger investments.

Recently, we created the first (as far as we are aware) residential assisted living focused fund and have successfully raised for multiple homes, giving our investors and us exposure to the cash flow, and equity upside that comes from owning the real estate and the business.

And if you invest more than 200K you will get an extra 5% bonus at the end for a total of 23% returned in your final year.

You now can use Bonus Entitlement, or Tier 2 Entitlement. 

Maybe your situation is different and if you don’t feel comfortable in the neighborhood then this may be a moot point anyway.As for FHA, my understanding is that you must intend to live in the house for a year  it sounds like you did intend to, but due to unexpected circumstances- lead exposure and unexpected unsafe neighborhood- you have to move.