If you're interested in out-of-state strategy, I'm happy to share my approach.

They approached me with the deal because they couldn't get the math right nor a bank to finance the project the way they had structured it with the seller. 

If she brought them in with her, I would keep every GD penny of deposit and rent she's paid. 

A coworker of a family member approached me about buying a house and renting it to her with a lease option as she has bad credit (but a good job).

They approached me with the deal because they couldn't get the math right nor a bank to finance the project the way they had structured it with the seller.

@Justin R.Your CPA is being moderately conservative, and your QI is being extremely conservative.Nothing is wrong with either approach - as long as you knowingly choose the relative safety of a conservative approach over the financial benefits of a more aggressive approach. 

We have been approached by TONS of developers / owners / investors to do shipping container homes.

Personally I approach from all angels mailing them is my last catch all effort. 

As for competition I try not to worry about it because I'm taking another approach including sitting in on probate court hearings (Tentative Rulings) taking notes and marketing myself to attorneys.

My recommendation is next time you are approached by a sales person, explain to them that you have had high pressure sales people in the past and it makes you uncomfortable.