They simply don't make enough money, whether that's from child care challenges, lack of education, living arrangements, Section 8 and other safety-net golden handcuffs, lack of willpower, etc.

I realize I may be asking for a miracle here, but I hoped perhaps some of you great professionals could provide some wisdom.  

I really appreciate any help you can provide.

The only challenge I see with your request with that we have to offer is that you're looking for a hybrid equity/debt partner (like mezzanine financing) where lenders like us only provide debt financing.

Additionally I would have countered trying to make my offer more attractive other ways - i.) waive financing contingency, ii.) show poof of funds, iii.) increase earnest money, iv.) offer to pay any short in appraisal up to a certain amount (say 1% of offer price), v.) provide a low-ball offer but with an escalation clause (you'll automatically pay X amount higher than highest bidder), vii.) say you'll pay for home as is without expecting them to fix home. 

3) SM Property Value Appreciation Trends4) SM Pop Growth5) Safety compared to the rest of Dallas6) Income - median and avg7) Rent Cost - median and avg8) Rent Growth Trends9) What percentage of population under poverty line10) What percentage of pop are families 11) What percentage of population are families w kids12) Avg people in a household12) historical vacancy rate13) avg bed/bathroom composition14) Profession by percentage 15) Commuter population by percentage and commute timeThanks y'all!

You do have somewhat of a positive track record; if it can be verified you should be able to find “partners” willing to provide the capital.  

Cash flow provides a cushion if things go wrong, appreciation does not. 

Wise investors are putting systems in place (including property managers and other service providers) so that these risks are mitigated without investor being involved.

(And, beware of promoters that are selling captive insurance as a tax-shelter; not saying that they none of them provide the purported tax benefits - just that you need a captive insurance tax expert help you make informed choices.)