I can't even fix myself a sandwich.

To avoid a double close at a title company on a flip or a sandwich lease option, research a "reverse assignment" where you use a buyout agreement and put your profit on a 2nd or 3rd lien. 

And I like pretty houses, lease option assignments, sandwich lease options, sub2 then lease option, wrap then lease option.It is all about finding the right tenant buyer, wants to own, has down payment, has dti thats reasonable, mild credit issues, willing to build new trade lines to increase FICO.

1) The kitchen is an awkward layout - notice the fridge is sandwiched in the middle between the stove and the countertop? 

As for the management part, I still do a sandwich lease with the land trust which allows me to manage the property without "owning it."

To maximize the space and double storage I created a breakfast bar and pantry from an old hutch painted Lacquer White and frosted the glass to coordinate with the IKEA uppers, built custom shelves/legs stained to match the mahogany in Varithane (American Walnut) which sandwiched the IKEA solid birch butcher block shaved down to 16"  to counter lever the breakfast far-Opposite side had simple stainless HD bracket.

I live in Texas so I'm not about to try this type of Real Estate investing in Texas.  I do however live only about 3 hrs from Oklahoma so if it is possible to do this type of investing in Oklahoma, I may be interested...

Account ClosedYeah, you have a point and aren't selling baloney sandwiches here.

I did a Sandwich Lease Option to my Tenant who has the Option to buy, where I got $10,000 down and $1250 a month for positive cash flow of $450 a month.

Is there a contract I can copy and use for the sandwich lease option?