That's not the way a LO works. 

I alos find it interesting to learn that there are more NPNs in commercial than in Resi. 

I bet you're not understanding what he means...or I'm not understanding what you're doing.When you're selling on a LO, you don't want the two agreements (lease and option) to be connected...which means no credits.  

Are you asking how to do a LO without needing any money upfront? 

It seems like $15k down for a LO is high and they may not agree to that and I would prefer not to have to deal with Dodd Frank and having to go through the legal steps to actually foreclose on the property since I will be moving out of state. 

The good news is that typically a LO specializing in non-warrantable condos will be able to get it done regardless of reason.

This approach is alos going to have you be a lot more involved with your time.

The idea of a LO is to have as little money out of pocket to "control" the property until you decide to actually buy it when you exercise your option.2 - You want a clean property...no liens on it. 

A one page wholesale contract and assigning to another buyer is different than a LO, not unless you are going to assign the lease option contract and let the assignee follow up with the seller with their own contract.

It's any homeonwer who is willing to do this with you.A second way, often overlooked, is to call home owners who are looking to rent and would be open to doing a LO with you.And then there is always marketing...We Buy Houses etc.There is a lot more to it; however, these are the fast and easy answers.Good Luck!