Loans for investment properties are not eligible if the transaction includes non-arm’s length and/or at-interest characteristics5.

Find a deal ***there are many things in-between like ensuring you structure deals properly with investors, do proper disclosure, due diligence, underwrite deals, etc. but this gives you a good idea of your overall approach***Here are a couple ways to build your network since you said that hasn't been your focus: - volunteer for a non-profit you genuinely believe in.

It will damage her credit, as a non-judicial foreclosure (I believe), but after a little while, her credit will rebound.  

For $417K+ there are non-conforming delayed financing loans which are priced as purchase.

The more non-institutional you go with a counter-party the less consistent the pricing will be.  

Loans for investment properties are not eligible if the transaction includes non-arm’s length and/or at-interest characteristics5.

@Angel Rivera What you are suggesting is a non-arm's length transaction.

Your other angle would be to find a non bank lender (hard money) person who understands what you are trying to accomplish and get them on board from day 1.  

His character abhorred guns, blood, was non-violent and exhibited much restraint and humility. 

This may be a non-issue if your relationship with the owner is a close one.Offering lease / options property is an entire education course in itself.