I am sure this can be just a kicking off point for extended discussion if anyone is willing to engage. :) 

However if you are hiring several different Realtors, you run the risk of not only getting a bad reputation but potentially engaging in unethical business practices.

I'd engage both an attorney and a tax CPA/EA.

Player throws the ball all the way up court, attempting an impossible shot.

Who are the major players in this space?

Small players don't have the resources to get into deals that expensive, and large institutional players won't be interested in deals that cheap. 

It sounds like you're a newbie...the challenge might be getting players to attend.

I recently engage with a conversation with a fellow investor and we discussed the merits of putting down a larger down payment with the property doesn’t cash flow.

Here my immediate recommendations to get you started:1) Keep networking and engaging with investors on Bigger Pockets.

Sure, you could go with a sponsor that hops around the country with their deals, but they're likely seeing the deal second or third in line (still off-market, but after the more active players in that market).