Folks,I am negotiating an owner-operated restaurant lease and tenant agrees to a personal guarantee for the initial lease term of five years but rejects a guarantee for the two options (five year each).

As that will at least help folks that you reach out to know that you are a real person, with a picture and professional bio.

Standard practice and the veriage should prohibit the person from doing any deals directly with the parties you are in negotiation with. 

Personally I have 25 units and scaling up and generally speaking it takes me about 5 hours per month to do everything.

I always recommend that anyone getting started attend in person meet ups.

Thanks @Johnny MartinMy suggestion is to partner with a like minded person... and preferably someone like a family member who really knows you... a dad... an uncle, etc that understands the value of passive investing.  

I personally wouldn't entertain the gift option as I think its an unnecessary step and it can take significantly longer. 

Personally I don't like to do less than 20%. 

It's been interesting, because lately a number of people have had this exact problem and we've been discussing it on this forum and personally with others we know. 

Taking a bit over a long period of time is better than taking it out all out at once.Furthermore, you can have 80% LTV if you purchase property in your personal in your own name.LTV inside of a SDIRA is somewhere around 50%