If you are only doing a 1-2 year lease option, then I'd recommend you just buy down the prepayment penalty to 1-year and just eat it if the borrower executes early. 

These are professionals with additional training and a stricter code of ethics.

While they do eat into rental margins the larger profit came from the sale and the added rental profit was not worth the hassle of being a landlord.

If rent is still not received by the tenth of the month, an additional $100 late fee is imposed, PLUS you file on them the same day. 

Rental properties are excluded from 50a6 law however lenders sometimes chose to follow it still as an overlay (additional layer) to provide protection because sometimes borrowers falsy their occupancy to exclude them from 50a6 law (like saying you dont live there and pretend living elsewhere when you in fact do as a borrower live at the aforementioned property).

Think of potential pain points or ongoing vendor tasks that you can keep an eye on remotely with cameras in addition to security.

In addition, you have no experience.

Additionally, I wanted an easy investment since I felt like I was not ready to take on the rehab portion.

You should also consider joining your local real estate investors association for additional education and networking opportunities. 

If you don't have such a clause, add it.