Just to give you some perspective).Some caution when using a lease option, as @Joe Villeneuve pointed out, there are several DONT'S when doing lease options.  

I've also managed to research several lenders working in the West Side.I will reach out with additional questions, but I do appreciate the solid information.

I can assure based on all my communications with this company and speaking to several people who used them multiple times They are legit

FWIW, the approach being shown to me in this deal isn't that of a hard money loan, but creating a new LLC to close on the property (wants to close in  a week actually)  that will have several individuals owning a share in this LLC proportionate to their capital stake.   

I have tried reaching out to several listing agents that say the seller is motivated or that seller financing is available and they either never reply or they have terms that require a large down payment of 20%+.

However, the house I bought had several issues that a conventional lender didn’t want to deal with.  

I don't rent to college students but I would think there should be a "joint and several liability" clause that makes everyone 100% responsible for the entire property and the entire rent amount.

., I too have read several of the PA court's decisions, and understand that they may interpret 'last month's rent' as a form of 'security deposit'. 

I recently spoke with the owner of a property who is very interested in selling. he mentioned that the property has severe foundation problems.

My wife and I bought a home in Virginia June 2017.We had intentions of living there for several years.