That sounds like an excellent opportunity for a sandwich lease option to me! 

This gives you an idea of what your place will look like in six months.Just ask yourself this question when you're there - "If they offered to make you a bologna sandwich, would you eat it?"  

Bill meant to say tired instead of tieredI would venture most people posting here are very little cash to work with so my recommendation is that you look for houses that I've been trying to sell traditionally with an agent and the listing goes expired or they rented out there's the problem the solution as help them so on terms instead of for cash Lease to ownWord to the wise about buying no money down with Sub 2 if you can't afford to pay the seller on time even if the tenant but your rented out to doesn't pay you don't buy subject to its a promise to pay that mortgageSame thing with the sandwich lease option if you can't afford to pay the seller in case the tenant buyer your subleasing and so optioning to don't do it you'll end up in hot waterGet your license and offer two solutions to low equity sellers number one you we saw sign the deal number two list the house and get the commission either way you are successful and get the house sold and make some money

I see a growing trend of clueless wannabe's, and unethical SOB's, tying up properties with sub2's, L/O's and sandwiching/assigning these to some buyer who is just as uninformed as the seller they talked into this without realizing the future ramifications when the seller defaults, the buyer defaults, etc.

Thank you for your reply,that makes a lot of sense for subject to's, what about with doing a sandwich lease, is that still something that I should really have a lawyer draft the agreements on.Also, you mentiond how every situation is different, just curious if you suggest having a lawyer go over the agreement for every individual deal, not just having one agreement that I make slite motifications to for all my deals.Thanks again

@Russell Brazil, @James Masotti and @Dave Toelkes are correct.The IRS does not care if you buy a house, add parts to it and sell it or you buy bread, lunch meat and mayo and sell sandwiches.  

I remember I couldn't even buy a sandwich and I slept on a floor, but I always found a way to gas that thing up with my ity-bity paycheck.

I haven't heard of them, but obviously they want to sandwich lease option your place. 

1 - Hard money lender2 - Doing a sandwich lease option3 - Doing a few Wholesale deals to build up your cash4 - Partner up with another investor5 - Look for houses where your cash position will work.

The next level of course is more expensive but will supposedly provide all one needs to actually use the concepts; such as contracts for sandwich lease options, wholesaling, flipping without taking possession, etc.