Now we have a situation where we need to build a huge amount of new units just to keep up with demand - we simply have more people than roofs - and so the cost of existing homes has to creep up closer to the cost of new construction plus land.

I am based in NJ and I’m certainly not looking for anything super cost aggressive as I am new and simply looking for some degree of paid mentor ship that I can leverage Real Estate Competent advice from.

Why not give them the option of getting out of the lease and simply finding new tenants with a better background? 

It simply costs less to do business in Texas than it does Silicon Valley. 

I simply need real-world experience.

The option agreement is what gives one the option to buy the home without being obligated to purchasing it3- more involved process than simply signing a lease or a purchase agreementIf your main objective is to prevent breaking a lease, finding a property with "month to month" leasing may be your best bet. 

If your tenant decides that he/she do not want to pay, even if they werent impacted by covid, they wont - they will simply deal with the consequences later (if there will be any).

I would only enter into a permanent partnership agreement if you found an experienced investor who brings more to the table than money and has capital (skin) in the game. 

As another stated above, if you actually have a real deal, then go to another local experienced flipper who can likely bring in their onw hard money or cash and simply take a small portion of the profits for yourself so you gain experience working side by side with someone with the knowledge to get it done for a nice profit.

One night a group of guys entered the door and gang raped her and her roommates.