I have identified a foreclosure that I want to jump on for my primary residence.

I just bought my current primary residence just under two years ago, so moving is not an option.

Likely 1 primary residence then 9 rental properties.After that i'd suggest using additional capital leftover to purchase commercial properties as opposed to paying off those residential mortgages early.

for A traditional sale in this market will move just as fast & help the seller retain that equity in the sale. 

In my first target market, my home state of SC, high NOO property taxes kill an unfortunate amount of deals.I own my primary residence in CA and got lucky purchasing it in 2009 when there were foreclosures everywhere.

But my primary objective (MISSION) is to HELP those who are in 'distress...' or otherwise can't buy a home, or resell due to minimal equity, etc. so they don't end- up bankrupt, in foreclosure, or doing a short- sale, etc."

Or is it your primary residence?

Well @Joe Edwards-Hoff, if you think this is something you wish to pursue, look into a Line of Credit on the rental home (and possibly your primary home as well).

That's the only way you're going to shelter capital gains because as described the property does not qualify as your primary residence. 

There is a certain health ratio for restaurants after food and labor costs.You need to figure out what you want the ground rent to be based on all the costs involved and how long you want to hold the property.Generally the longer the primary ground lease the more value it can have for resale unless the tenant want given a sweet heart deal with little to no rental increases.What tenants often want is FLEXIBILITY in termination clauses and short primary terms with options.