I'm currently a wholesaler and I've accumulated a significant number of direct-to-seller listing leads in many cities across the country.

they talk about how much capital you need to be able to replace a substantial W2 income. 

I love the idea of not talking to someone and only paying a cut if it works out.

Talk to your town about adding a legal suite. 

Talk about the carpet life expectancy and be willing to accept them taking half off the cost from your security deposit and everyone can call it a day. 

@Yinan Q. yup with a Partnership Agreement you would hold the deal as TIC as stated above, I would suggest you consult with the awesome @Scott Hildebrand about drawing up the Partnership agreement and perhaps talk to him about the ins and outs of TIC in Washington State

Recognizing that I'll need to discuss options with an attorney, I'd like to have a few alternatives to bring up and talk through with them.

@Tina Swanson Here's a list of non-recourse lenders you can start with.   

Start talking about THEM losing $$ and you may get some response. 

Specifically wondering if they award the FMR listed on the HUD site, if there is an abundant applicant pool, and if the housing authority is responsive.