Do not offer to pay more rent ever to make the deal happen.   

You may want to start with the BP agent finder for those markets and then work with them to find good PMs and lenders.

So anyone can put together the courses and sell them just like any other RE Guru out there teach their tips and tricks.

@Sean Gallagherso congrats on your success so far, but like @V.G Jason said I might try to get more focused... your post kinda says "how do I buy more units so that I have more units?"

You will find that every PML has a different business model.  

Here’s the Real Secret: Sellers want to feel understood, not sold to.

You came to the right place to learn more about real estate investing!

Most agency loans will expressly forbid such an arrangement, so if they found out, the odds of having the loan called would be very high. 

out of 100 HML maybe 5 do new builds.. and zero will do loans for someone with no experience so that is going to be the key if you have experience or not.. if not they then like to see an experienced GC on your team. 

Thanks for more context, but it doesn't really answer what your goals are.