I typically walk away from a Lease Option agreement with $10k to $20k and a positive cashflow of $300 to $500 per month.

Typically prices go down in the winter months and the people who are selling have some need to sell. 

@Kai Van LeuvenIt’s sounds like you’ve gotten all the low hanging fruit, another couple things that come to mind Is reducing boring expenses that people typically dont shop or spend alot of time addressing;-taxes ( I don’t know how tuned in the city is to your remodel but you want to spend a little effort ensuring you don’t get hit with a property tax increase )- I’m not sure the type of tenants your looking to attract but a playground might go a long ways to adding value-Insurance ( anything you cad do to reduce your insurance?

Real Estate prices typically follow 1 -2 years behind oil and gas activity, so hopefully we'll see prices climbing again in a year or two.Our plan is to pick up as many cashflowing properties as we can while the market is down and soft, then re-fi when it improves and recycle the capital into more projects or possibly down into the states on larger deals.

Find out what houses are typically sell for and rent for.

Auctions in our area typically state "cash only" but we bid and tell them after the fact that we are using a private money loan, they don't seem to care where the money is coming from as long as they get it.

Our 2nd TD is typically at 15 % interest.The 3rd TD is net profit split after all expenses.What we do, to recuperate our initial investment, is sell our 2nd TD note at 15%... while keeping the 3rd TD S.A.M.

That is one of the ways I could go if I invested somewhere that had too much travel expenses where I would not incur many travel expenses that I would have to have otherwise.That way a Turnkey company or friend that lived there would typically have finance and contractor connections that are local.

Traditional banks and credit unions typically require a lot more documentation that a hard money lender does not. 

I carefully read it before signing and make sure that I adhere to it.Unfortunately I think you are right that I will need to find a new place in 6 months.