Because when a hot deal comes up and you need to close fast, that relationship can be the difference in scoring the deal. 

Does the 20% down apply to a deal like this?

I cant speak for every deal they have ever done, but I will say that any deals That I was involved in with safeguard and there was any issue whatsoever they jumped in and worked diligently to solve the issue as if it was there own money. 

How I would go about it is bring a deal to someone ( a friend or colleague) that I knew had money, offer them the terms I have in mind and continue until I find one.

Do you have tips for structuring short-term leases that protect me as a landlord while accommodating their needs?

How did you find this deal and how did you negotiate it?

How do you find off market deals?

Since you're 6-12 months away from buying, use this time to build investor relationships, master deal analysis, and secure financing.

Yes I understand that possibility, that's why I try to build relationships with the builders that I work with so they know that I'm trying to get them a good deal and I know that I can trust them with any potential contracts.

My involvement would go down drastically to where the only thing I'm doing would be funding the deals.