Simply suggesting that folks engaged in working with investors, educating them don't know much about the project, are not educated, don't do their own due diligence, are not close to the operators or exercising a key role on the team is seriously missing the point.  

@Shannon Phillips, A great exercise for you would be to subcategorize "performance" into three categories.1.

But with the lease purchase considering only closing on the property for what’s left on that mortgage at the time i decide to exercise the right.Owner is willing to pay HOA for two years and payoff Heloc.

To throw numbers at this exercise, assuming the IRS/primary lien is 400K, the amount owed to the bank is 500K, and I made a bid at 600K and it was accepted, would 400K automatically go to the IRS to satisfy the primary lien, and then the remaining 200K would go to satisfy the bank mortgage? 

Your Power Team should compliment/ enhance your work ethic and have strong morals, ethics, and values.

That exercise would be a lot more cumbersome if due dates were all different. 

Enhanced the property with new lighter paint, flooring and bathroom / kitchen upgrades.

It was renewed every year & after 12 years he finally exercised it & paid it off.

If I don't put any money into repairs (I've never seen the inside so I have no idea what condition it's in - this is just an exercise), I'm seeing around 15% cash on cash return.When estimating the rents, I went under what the seller had reported.

The impending recession will enhance that slowdown as well.