It would be nice if you gave them more than that, because it takes a lot of effort to move a business (online marketing, business cards, etc.).

Do you mind expanding on how you attained closing cost and down payment?

I did further investigation and it is my theory that their website was purchased so that it looks like they have an online presence since the early 2010s, and the extreme lack of online information on this company makes it very suspect.

With that in mind, you'd also have to make sure the land you'd buy has water and electric running to it already.

Do you have a/some target area(s) in mind yet?

That said, I'm grateful for the alternatives you present--you're keeping the bottom line in mind, so I appreciate your help in exploring options that achieve the bottom line for the investors. 

One tip is to start looking into meetups to connect with investors / others in the REI game (in person/online).

I've found deals in local online groups on Facebook, simply asking people for what I want. 

Feel free to reach out if you're still looking and don't mind remote.  

Our online court records in CT are now automatically dropping tenants' evictions fro the record after 3 yrs, or even less.