Here are some additional activities that count, toward real estate professional and material participation hours.Research market for real estate transaction opportunities; current office market rates; terms of financingMaking offer contracts for properties that you end up buyingNegotiation for acquisition of rental properties that you end up purchasing; including directing due diligence and managing financial projections/business plansObtaining financing for properties that you purchaseProperty inspectionsAdvertisingMeeting with Prospective Tenants/showing properties to prospective tenantsNegotiate, obtain, & review proposals and contracts with vendors (insurance, utilities, etc) for property servicesReview and Negotiate The Terms of Sale AgreementsStaging and Decorating3rd party contractor, vendor, or service provider supervision

Did you use a certain format or just propose lower price?

You can access nearly 95% CLTV (on a primary - depending on income) and on investment properties up to 85% (full income verification) or use the proposed rental income (DSCR) usually up to 70-75% max.

For those homeowners that have been in their properties more than 5-10-20 years, in all likelihood they have a low existing mortgage balance in comparison to the proposed sales price.

For example, propose a smaller initial down payment and larger monthly payments, which could free up some capital for the rehab budget.Partner-Investor:While not your preference, finding a partner-investor could be a viable option.

Try to network locally with some contractors that have done the kind of work that you're hoping to do and ask for some of their most recent proposals. 

These websites often include project proposals, public notices, and contact information for city planners.Local Newspapers and Publications: Stay updated with local newspapers, magazines, and community newsletters.

My husband and I would like to propose some creative financing options...potentially offering a lease-to-own style option?

The financials of the property and applicants investing experience / credit history will factor into the proposed terms for the purchase. 

Additionally, I proposed introducing new retail products, and the owner has offered me a 40% share in return for my expertise in retail.