You need to incentivize them to mentor you or partner with you, either you work pro bono for them or bring something to the table of value.To your comment about "shady" or dishonest, I would encourage to you be as honest and forthcoming as possible, I don't know about you but I got into real estate because I wanted to do something meaningful, profitable for my family's benefit, I wanted to benefit from my level of effort rather than giving it to someone else, and most of all I wanted to make the world a better place by improving whatever it is I am working on; I want to be able to lay my head on the pillow at night knowing I did everything I could today to move forward in a positive direction and did so with integrity in order to prevent any form of regret. 

The interior and landscaping are dated and could be updated to increase the home's value to the neighborhood median (close to $600k).Here are my ideas:1) move him into an apartment/condo2) buy the house as a purchase option3) renovate the home4) Sell the home5) buy a multifamily property in partnership with the father in law with the all the equity generated from selling his house.

Are there any examples or specific wording that you guys have found to be most effective in generating leads??

Hey @Aaron Johnson, I am a wholesaler/investor that works with people to find cash flowing properties for their portfolio or flips for profit.

You'll pay the tax on the profit from your sale (not the proceeds being held) but no penalty.

IRS - CPA  You guys are probably a non-profit entity.

That technique works in any market so it really isn't specific to market contractions or bear real estate markets.Does anyone have any suggestion on resources for profiting from bear real estate markets?

The Tiny Home would be acquired for ~$50,000, and he suggests it could generate gross profit of $4000 a month. 

I am buying each house with the hopes of 20k net profit. 

I know it’s not profitable, but my cash is in the bank, I just don’t know where to put it where it for sure won’t go negative.