Will banks sell individual notes to the public?

I would also look at ways to stagger the lease maturities so they are not all turning over the same year.I would want to try and secure these tenants for 10-20 years if I am building a new facility for them.

My goal is to have every one feel secure in the partnership while also avoiding any unnecessary fees like legal, if possible.

(this is not very likely because of your lack of experience and high LTV) This lender would be in a 2nd lien position and not very secure if you fail. 

I should have funding secured for the area I'm looking at in the LA area. 

If that is the case, then it is just a matter of getting a new HELOC in place and avoiding the higher rates of a real estate secured LOC. 

this option fee is NON refundable - i would recommend 3-5% of the purchase price -  if they currently have a security deposit (which i assume they would) then you can also convert that to part of their option fee when you redo the contract / agreement with them. 

I am giving myself no more than 6 months to buy my first house.Long Term Real Estate Goals: Eventually I want the financial security that I feel I can achieve in real estate investing.

Some are even doing it on debt investments which are more secure than equity.

Offered less than market value by a long shot, secured the contract!