It's 25 units, off-market (we are direct to seller on it) and is a value add opportunity.

However, specific regulations may apply, and it's advisable to consult with a legal expert or housing authority to ensure compliance and handle the situation appropriately.

@Paul Novak, There are a couple of things to strategically consider for the direction you want to head.1.

Would be more than happy to connect and either help myself or try to point you in the right direction! 

With the lease to purchase the seller more than likely would ask for a deposit that can be applied toward the down payment when the actual sales take place or the seller can "finance" a certain portion of the down payment.

It is passive investment earnings, not self-employment income.If you wish to take existing retirement savings and diversify into things like real estate and private lending, a self-directed checkbook IRA would provide flexibility similar to the Solo 401(k).

Here are some additional methods to help you find off-market deals:Networking: Make connections with other investors, real estate professionals, and possible sellers by going to regional real estate meetings, networking events, and industry conferences.Direct Mail Campaigns: To connect with homeowners in certain neighborhoods or with particular property attributes, create a tailored direct mail campaign.Driving for Dollars: Identify foreclosed or distressed properties by physically driving or strolling around neighborhoods.

Many of my clients receive exclusive off market listings from me directly. 

Depending on his “abilities,” you can get his forwarding address by following the law that actually applies to both parties here:ORC Section 5321.16 (B) “… The tenant shall provide the landlord in writing with a forwarding address or new address to which the written notice and amount due from the landlord may be sent.

You can message me directly right here on Bigger Pockets.