My understanding is I have to form an entity that will hold 90% of its assets in an OZ, and it has to be a partnership or corporation not an LLC? 

First, network within your sphere of influence.

I have probably about 20 Aunts and Uncles over in the Jacksonville area and countless amounts of cousins so my sphere would be quite large off the bat.  

Tell everyone and your sphere of influence what you do and be able to back it up with your successful deals.

WHAT YOU OFFER , TERMS , QUALIFICATIONS (etc) Build a Sphere of influence SPECIFICALLY FOR your LEASE OPTION.YOU WILL NEED TO INCLUDE A FEW.PRIVATE MONEY LENDERS.TENANTSCASH INVESTORSFOR SALE BY OWNERSEXPIRED LISTINGSCREDIT REPAIR/CONSOLIDATION CO.PROPERTY MANAGEMENT COI HAVE A PROGRAM HERE IN VEGAS THAT WORKS GREAT, I CAN SHARE SOME IDEA's WITH YOU.....PRIVATE MESSAGE LET'S TALK....

I would suspect your LLC is brand new in which case no credit is probably just as bad as poor credit and/or the lender would want a personal guarantee.Hard money and private lenders could (and may prefer) to lend to an LLC rather than you personally, but with the same issues I mentioned above.Your best bets are probably to either find a great deal and partner with someone more experienced who can bring the money and you learn from them in exchange for a small part of the profit or find someone in your personal sphere who has idle money and trusts/believes in you to be a private lender.

Guys like LeGrand have been through several 'cycles,' and all say that (unlike being part and parcel of the 'traditional' sphere of orbit) these methodologies work in EVERY climate, demographic, angle and at all levels!

They are everywhere here in OZ too, however Gloria Jeans is a major competitor for them.

I currently have one through my own bank, kind of a sphere of influence deal, but they don't have many foreclosures on their loans.

That is a reproduceable model you can follow. 2 hours of calling sphere of influence, leads, cold calls to expired etc.