No matter your approach to finding a park, volume will be your best friend.

Typically wholesale deals that make good rentals, will have a higher percentage (approaching 80%). 77% to 80% is commonly seen from the "big box" wholesalers in town for their rental inventory.  

I wanted people's input on what to offer potential investors when I approach them, as I have two meetings lined up for next week. 

I think I'm going with the hammer drill approach. 

I would approach any meetings as "being there to learn" and when you find someone you feel is a good fit, then you can share your position.  

If my W2 income is $5 k a month and my primary residence mortgage is $1,000, that would leave my DTI at $6,000/$12,500 = 48% - still an unacceptable risk for most of the banks I approached...When I had my W2 income and only one or two rentals, I had no problem getting approved for loans.

There is incredibly complex things happening behind the doors of a bank.

Inquiring as to track record, how the sponsor's projected performance compares to actual performance, and learning about how they approach a potential investment property are all very important.If you are investing in a turnkey or a syndication or blind pool, there is one added risk that you don't have when you invest directly:  the sponsor.  

So if you were to approach the seller with a lease option, I'd do so as a lease option assignment (if your goal is to get some quick cash out of the deal, rather than owning).

Have you looked into that approach?