We originally signed a 2 year lease and when that was up, the owners let us continue at the same rate on a month-to-month basis.

Keep in mind that a low maintenance and repairs number can be a sign of deferred maintenance that you're going to have to pay for when you're the new owner!

So I can have something ready for them to sign if they want to finance my purchase.

He's been "signing for one more year" for 4 or 5 years in hopes to purchase a home of his own. 

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I know there are a few videos on youtube worth watching about how to generate your own leads and with minimal amount of money you can use options such as direct mail, signs, a website where distressed owners can input their information and it will relay them to your email. but definitely worth looking into. 

Broker's often offer sign-on bonuses like free or discounted business cards.

If I am only assigning the Option why do I need a Lease signed between myself and the Seller ?

To qualify, you are going to need a sponsor/loan guarantor who meets these requirements to sign on the loan.Your best bet is secure a 20% to 25% down commercial loan, raise money to fund the down payment, and find someone to sign on the loan.

I brought a cashier's check (I think for 5K) for the down payment and signed all documents right there.