I don't do lease options any more.Selling on a wraparound mortgage is much safer and foreclosing in Texas, if it comes to that, is the easiest in the nation. 

I bet she gets at least $1200/mo for them.  

Even if the buyer notices I would bet you that a realtor will say oh that's not a big deal.  

There are moving guys that advertise on there also.High end is different and you may have to suck it up but I bet you could Craigslist all the big ticket items.High end customers come with another level of requirements.

I think renting and being a landlord is much safer.

I'm assuming this won't be an issue with the contractors but of the jobs that I'm doing myself I'll have friends and family helping who are going to be paid under the table in cash (unless there is a better/safer way to compensate these type of workers).

For long term financing a bank is really your best bet.

You're really only betting on appreciation at that point, which is a dangerous game IMO.Even at 20% down, you're looking at -$384/mo, which doesn't make sense.

I bet I set 50 showings, had 25 of those show up, and took apps from 20.  

You're looking at $375K for purchase plus rehab so I'd say it's not a good deal.Also, I would never bet on appreciated ARVs in a flip project.