I don't know if I want to go back to school for two years for added responsibility (prescribing and diagnosing patients). 

The problem with that is those are likely two different buyers.The other thing I would add is you probably need to be patient with a property like that to get the full value.

Stay smart and be patient.

@Ken Scarbrough , it's as simple as this: Buy property with positive cash flow, if you buy residential property buy with fixed interest rates, if it's commercial get the longest time possible fixed interest loan,  hold a minimum of 6 months of reserves for each property, and wait patiently for the market to turn. 

So the question is, what are some creative deal structures where we could attract investors who have patient capital?

I'd say two things:1) The fortune is in the follow-up: have a CRM or any  other method to keep tabs on your leads and follow up on a regular basis, be patient!

Also, even if I could secure a property, then you have to consider cash reserves in the event the unexpected occurs.I like the buy and hold strategy and would like to pursue it, but I may need to be a bit more patient and creative in my investment pursuit.

I had to use most of my savings for the down payment for my rental and now Im just waiting patiently to save up money for the next purchase. at the pace Im at I dont think Ill be able to buy another property until spring of 2016, unless I hit the lottery or get a new job that pays more. 

.$ I guess I have to be patient...

I’d be patient and work on this slowly to learn all the subtleties in these equations.