WHAT AM I DOING WRONG?

[Morrion Perryman]

My name is Morrion. I have been studying up on real estate investing for over 3yrs now. i have acquired specialize knowledge on lease options, subject to, and assignments. I have set up a professional website for screening motivated sellers. Once I get leads in from my website and go through the best leads for example, job transfer needing to move, 2 payments behind, and they indicate that their flexible on terms.
So when I contact them to confirm what they have indicated their either wanting cash out or kind of skeptical about someone coming in and taking over on payments even though they have indicated that they are flexible on terms. Even those individuals who are facing foreclosure are still concerns with me taking over on payments. These people indicate that their motivated but i guess not as motivated as i would like for them to be. what can i do differently to get a deal closed.
Need some good advice from some experienced investors who specialize in these areas of real estate.