In short, he could simply not return the money or the profit by saying that he had reasons of force majeure, without clarifying any additional details.

I see some of the states that are still stuck in the 1800s using title abstractors taking a week two weeks.. the folks that are local simply dont know any better as its just SOP for them.

Simply making more calls doesn't guarantee money. 

Their first attempt would be rough, but good enough to start with.

With broad, high-level criteria, you may be able to easily cross of a number of neighborhoods where the numbers simply do not make sense (assuming you already have your buy box nailed down).

I’ve worked with investors looking to hold land for similar goals; either to build their dream home or simply take advantage of appreciation.

And your simply charging points and keeping the points and then a service fee. ( interest rate delta). 

Simply be a calm stand off landlord who is expecting his tenants to honor the lease - Not you accommodate their personal situation.

With management or attempting OOS self-managing? 

There are so many gurus online pushing 0 down loans, and it simply does not exist if you have no experience, assets, or reserves.