Most of them require investor to be accredited, they will want to understand your goals and objectives, determine suitability and should answer any question you have.  

I would assume a Property manager or a lawyer would be suitable representation as long as they bring proof you are actively attempting to rectify the issue.

They are looking to find me both a suitable mortgage (i.e. debt financing) and an equity partner who will cover the down payment.

This is fairly remote land only suitable for harvesting timber or hunting.It looks like the life estate was granted in the 80's and my county does not have records online that far back so I can't look up the original document.Anyone have experience with this?  

For example Lawton OK is home to an Army Basic Training and another training mission, that means that you will have a lot of visitors every week for graduation and instructors who live off base (if they can find suitable housing).

It is better to experiment and get your training wheels with smaller amounts of money until you become proficient with the type of investment that is suitable for you.

Any day would be suitable for me!

I'm having trouble finding a suitable rental property to purchase in the 400k range.

From my research, I saw that a land contract will be more suitable for this, but not sure.The purchase price is $400K and would like to finance it for 10-15yrs, plus a balloon at the end.Your input would be greatly appreciated! 

SFH are all priced out of doing anything and the fixer uppers available are really more suitable for demolition because they are hacked together improperly built junkers.