I will start off by saying some of the answers to the questions you've posed have to do with an individual investors model and their own risk tolerance.

It's more a case of bigger volume buyers getting them as part of pools and then trying to unload them.I actually think it would be a great business model, same as credit card debt etc.

I used to go to model homes for the fun of it to see how they staged homes. 

In other words, the amounts are too small to start with.Furthermore, you risk losing your money, because of the fact that there is only a promissory note and no collateral at stake for these funds that you would be providing.Sorry, but in my view, this would be a recipe for disaster on your part.Initially, you mentioned peer-to-peer funding and frankly your model would do well in this arena, such as www.lendingclub.com as there would be a better chance of you recapturing your money although here again nothing is 100% guaranteed.Thanks for your thought provoking post.

A word template will have much different layout and criteria than what Real Estate Investors need.Maybe I haven't come across it yet, but does someone have a Real Estate Investor Business Plan Template as an example that a newbie could review or model when getting started?

The buy houses guys don't do those.Their business model is based on high equity fixers.Many other suggestions to find that first opportunity I am sure.  

@Joel Owens' suggestion of a master lease + option fits this model.

My model would necessitate a price of $300k on your asset.

OR if you haven't done it for your own funds but you have worked in a small REIT or small private equity shop and have insights on lead gen and deal flow management in a environment of a very small team - that would be helpful also.In other words, having an employee in place to systematically perform the mechanical aspects of the flow of:Lead generation -> deal analysis -> placing offers -> due diligence checklistsIf you have done so, I would LOVE to hear any of:1 - Your "best practices" insights2 - Whether or not you felt that the expense and time involved (I'm forecasting a full time) in operating your own lead funnel generated, over time, investment opportunities at better values than what is available on the open market.

Older property maybe around $5K-$10K because the mechanics are much older, plumbing, water heater, electrical, hvac, etc...I would forecast/manifest having good tenants so you do not have to worry about vacancies.