If you submit a contract that gives them a hint you are assigning the contract they will not accept or you could lose your EM for not disclosing.  

Who:  student renters as tenants (duh)When: over 6 years (this would average to 10 units per year; I know it's reasonable and doable, but I still find it ambitious and overwhelming)How:  I realize I may need partners or creative financing to reach my goal (hint, hint!)

My worry was the potential of a product not working hints why I look for a money back guarantee.

Hint: You're SUPPOSED to find under-market value "deals" that will appraise significantly higher!

Any hints or tips would be greatly appreciated. 

I'm going to close this with my general hints for newbies, but let's get to your questions first.$10k isn't a lot of money for real estate investments, particularly when any lender will likely require you to have a minimum of 20% down on any non-owner occupied purchase.  

Hint:  honey always works better than vinegar.

Helpful Hint: Landlords are much more susceptible to doing a lease option than FSBO's are.No, I haven't used their virtual receptionist service.

Any helpful hints would be appreciated.

One other tip (which never comes in handy, but hey, just in case) your focus should be on articulating or hinting at not only why they should sell, but why they should sell to YOU.