The concept of finding Tenant Buyers through lease options with low equity sellers kind of blew my mind.I do remember seeing Ron Legrand when I was a kid but lease options never really clicked with me.

In the end there are a lot of negatives and very little positive. 

Also if rent has hit its peak it might negatively cash flow if I try to rent it out.

You are mixing and matching a number of concepts incorrectly.

Or are you still going to be cash flow negative?

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

The LLC’s could be put into a trust which would negate the tax downsides at the time of my fathers passing (which hopefully won’t be for another 30 yrs or so).

Discussions have led to the concept of my sister (35) and myself (37) taking over the business. 

Putting less down may subsequently put you in a break-even scenario or possibly even a negative cash flow.

Just remember: most negative reviews are written by problematic tenants.