I've found a few leads and am figuring out how to craft my initial outreach by email or letter.One big question I have is should I disclose my budget or any numbers in that initial contact?

I know virtually nothing about crafting business plans.

No, do NOT let your lawyer craft a lease agreement from scratch.

You need to start by defining and understanding your market, craft a message to attract that market, and then pick the correct medium. 

As we learn the craft of brokering deals, we want to continue to go into the deeper waters. 

Sounds like you want to craft your own and not let others decide for you.

(I see the same theme in my business) - do I talk to them and then figure out what sort of creative investment opportunity can be crafted and then find someone to help structure it once I see there is a "live target"?

A tent will last 100 years if meticulously maintained.It's all about the condition and maintenance of the building.

These are often highly motivated sellers, especially if there is  equity in the property and  they need to get the bank to work with them to craft a solid deal.

I studied under a mentor and learned the craft of copywriting and salesmanship (should I say salespersonship?