If the numbers pan out, it is possible to go to the closing table with little money if you use a hard money lender.If its value is close to the $120K purchase price and you are acquiring it to hold, most lenders will require 30-40% down for an investment property. 

Can lease the land and just move the containers when leAse is up or purchase the land and move the containers and sell the land or even sell the containers if it doesn’t pan out...

Given that you'll be moving across the country, be VERY careful when screening prospects and only sign a lease if your background screening pans out and you have a good gut instinct on them. 

If all pans out, it looks like you've got a very good deal on your hands (especially with the seller financing).

I don’t know you personally, but it sounds like you are a lot like many new investors when they enter, they see all these shiny strategies and bounce from one to another anytime the previous one didn’t pan out as easily as the gurus swore it would be.

I'm very curious to see how it pans out.  

It's a business entity set up with it's own TIN, filing it's own tax return, and with a different ownership composition than the tax payer for your 1031 property. 

(So if it doesn't pan out--yay learning!)

Whether it pans out or not, that's a great accomplishment in itself!

Otherwise, give her a tin foil hat and whisper good luck to the kid.