Let’s do it if you still have this offer on the table. 

I want find a deal and put in an offer within the next 2 months.

Sub-to offers the seller the ability to walk away AND get their asking price. 

These organizations frequently maintain directories of its members, which include lenders, contractors, and agents.Make use of social media channels to establish connections with nearby experts.

They can help you draft the offer to purchase.

I wish I had more to offer, but my advice would be see what restaurants have good foot traffic, but are maybe suboptimal location, and then offer incentives to try and get them in.  

Hey Michael, Columbus offers a compelling investment landscape.

I use AirDNA as well as Pricelabs to do some of my research, but I also search Airbnb and FF to see what's being offered.

I recently was on a call with a loan officer on this new shared appreciation loan program CA is offering.

I've never done this before, we usually just ignore the LLCs, but honestly its worth a try, if I were a lawyer I wouldn't disclose anything about my client but I would definitely pass on the offer.