Tired landlords - $$$ up front

[Jeff Fairchild]

From what I've read, a lot of people are putting $10 down on purchase contracts. If I call landlords though to buy via a lease option, they will of course be wanting 1st month's rent, last month's, a security deposit, and an option fee. What is the best way to pay the least amount out of pocket when buying from a tired landlord?