Their ability to invest alongside is merely a way for me to ensure they take their responsibilities seriously.

@Tim Ryan thanks for the tip!

Did ask about specifics they are interested in and after 8 hrs of no response I reported it as spam.

He likely needs to stay where he is, save up money for a downpayment on his own, and buy when HE is ready.He's not ready. 

My goal was to just take his month late payments and give him a non-renewal when his lease is up.

Being able to use real estate to offset taxable income requires some sort of participation on his end.If he wants you to be the boots on the ground, it will likely be hard for him to reduce his taxable income.

They want someone who is physically local that can be responsible for issues that come up.If you are required to hire a property manager anyways, might as well just pay them to do the tenant placement.  

Also, if anyone has any experience in land purchasing I would appreciate any tips or websites on how to find the best deal or agent for the same.

The buyer ended up buying and reconverting to a single family, and doubled his purchase price.Yeah, that's actually a really good and in-the-now viable strategy. 

In '23 the state set records for tourism revenues and visitors to the state, a hat tip to your point about year-round demand.