It is best to start a collaborative effort with an organization who has been successful in getting the funding for the purpose you seek.All the suggestions to Ray are good and may work with the right money behind the idea plus, may upgrade the low income community where the project is located.  

So in my state there is a difference between assisted living facility and an adult foster home.

@Warren Foster where are those located?

We're not competing against one another, but collaborating.

This has created some exceptional collaborative relationships with other investors that have lead to deals being closed. 

@Dave Foster@Jeff KleinYou have both mentioned TIC deals. 

I look forward to meeting potential collaborators, mentors, and like-minded individuals - but would like a bit of guidance in how to even go about RE proposals if you have no proof of your own success.

Own your own feelings, be transparent about your motivations, and be open to collaboration with her and you may be surprised by a positive response.

That will not only foster a better working relationship with you in the future but when your agent understands that, they will be able to convey that to the listing agent and 'fight' for your offer and make it resonate with the other side. 

@Dave Foster you're saying you can 1031 exchange your primary residence?