This will be my company's first seller finance deal, I have tons of leads that will not work with traditional wholesale methods and I have been exploring wholesaling lease options as a way to increase conversion rate.

I'm guessing it's pretty low, if you're in a traditional mortgage. 

Steps: One you buy the property subject to existing financing and a note payable when the property is rehabbed and resold (no payments til resold)Two you get private money to fund the rehabThree you sell traditionally with an agentFour you pay off the note to the executor.

We do not allow smoking (electronic or traditional) in or on any of our properties.  

I realize that I likely will not live in this home long term, so I thought I should look at it as more of an investment property than a traditional home.  

@Christian Kenworthy not necessarily free rent; but you would live  for free.   

Or you could ask the seller to carry a second on the back of the property if they were willing ... but I agree with @Wayne Brooks ... dealing with traditional financing and the banks will not allow more than whatever they allow for closing costs or potentially repairs depending on who is paying for them and doing the work.  

So things like tables and chairs (in the traditional sense) that are not attached to the structure would not be included.

The returns for traditional real estate have done way down (especially from asset appreciation) and the expenses to maintain a home way up.

traditional real estate work really needs you to be ready 24/7 when an opportunity comes along.