My plan is to do the same thing again, but the problem is that I have an opportunity to pick up another distressed property similar to mine (40% smaller, far fewer repairs, with an existing restaurant downstairs and undeveloped upstairs suitable for 2-4apts).

Then after they've proved they're a suitable tenant, offer up to a 6 or 12 month lease?

The remainder live hand-to-mouth and either do not have the means to accumulate a down payment (i.e. a single parent on social assistance) or do not have the self-discipline to save a down-payment or maintain a suitable credit history (some of these tenants make fair incomes, but always have new cloths, fancier cars than I, and lots of recreational travel).  

I am not giving up, just regrouping and considering options suitable for my actual situation.

 :)I have been eyeballing a lot suitable for eight units but I haven't made a move on it yet because I have enough to do with just buying existing units.

I would not even consider laminate in my market, but it may be totally fine in yours.I would think you could find a suitable option for $4 wood and $2 install. $8 seems high - may just be a difference in location, though. 

I am currently looking for something in that size but have struggled to find a suitable property.

I could purchase land suitable for my employer's new venture for $175-225k.

@Allison Mayfield Even if you write your own lease, you will still want an attorney to review it for potential pitfalls, suitability, and to ensure it is enforceable.  

You just have to find them and work out a suitable barter for your education.