I'm worried that if they break their lease and leave, that leaves me with 3 offices to try to fill quickly, all of which are slightly more expensive than the going rate.I had a thought about offering to this tenant (who is interested in the 3 offices) to invite her to go in on the purchasing of the property, maybe inviting her to be a 10% owner, the thought being that if she has some skin in the game, she would be less likely to cut and run and leave me high and dry. 

I just don't want to get involved in the game of supplicating to the tenant by offering to excuse the rent for the key.

I do not want to use my self directed IRA to directly buy real estate but can I establish my own hard money lending company and borrow money from it at 10% interest rate to buy real estate? 

@Felix L PerezFYI- a lot of wholesalers are new to the real estate game because it is a low cost way to start.

They aren't the cheapest game in town but they do good work and can be trusted.

Ask questions before you jump in, you must understand the rules of the games before you play.Ask Dmitriy questions and go from there.

(I am speaking with several hard money lenders first, so I have a small relationship already established, but they are saying once I have a deal, they can talk specific numbers, approval, etc).

Obviously you have done the underwriting, vetting, analyzing of well... everything (i.e. economic outlook, demographics, local contractors costs, local taxes, etc.) and established value, made an offer, accepted and closed.

Are you looking to establish a footprint in Lompoc?

These feel like the new rage now days so wonder if we are entering late in the game and how these types of properties are found, in general.