We're based in Tampa and, in addition to personally investing, I own a mortgage company that provides financing for tons of investors.

I've personally utilized private notes on three transactions and participated in another handful of negotiations with sellers on behalf of buyers in the past five years. 

You’re still going to be personally sued when something goes wrong. 

If you have, you have put yourself at great personal risk.Again, I recommend you get a lawyer as soon as possible.

@Erica King Sounds like this is more of a personal budgeting concern rather than a real estate one.

Do you sell / buy real estate in Mexico personally? 

Personally when buying rentals I tend to buy in neighborhoods that I feel like I wouldn't personally mind living in and when I look for tenants I try to look for people that not only pass my screening but also I personally don't dislike.  

Yikes I am almost afraid to jump in on this one, however, I know Joe personally and he is not a scammer.

I have sold some properties years ago on lease options where the tenant buyers actually exercise their right and purchased the property. ( I was in the deed.)The reason I am concerned to tie another person’s property up  with the lease option is that people can change their mind, as in the seller.  

Shadow/mentor a person doing it.