Still looking for motivated sellers but the exit strategy can be an assignment or hold for the Lease Option period. 

The alternative is to pay for education.

Do some forced appreciation if possible then refinance after seasoning period to get cash back. 

I'm not super wealthy, but I do have some spoils of the trade to play with.I live in Malden, and have been educating myself to get into flips and rentals (loving BRRRR) in the area (Melrose, Medford, Malden, Everett, Saugus, Lynn, Stoneham, Reading, Woburn, etc.).I have never officially invested in real estate, but I have owned first and second homes for many moons, and they have been good to me so far.I've learned enough in my studies to know that real estate investment in this area and time is far from a no-brainer. 

Use BP Education section to learn and educate yourself on .

Once you've closed and they are your problem, make an appointment and sit down with them to re-educate them as to the terms of their lease.

It's simply the wrong way to start off.While you've got that going on, take the time to continue educating.

Some investors like to own paid for real estate, some want to leverage up as much as possible.As an example, this summer within a 2 week period after putting a house under contract, we had tenants move out that gave us full notice.   

Every state has different laws on auctioned hoes, those homes tend to be in bad shape and have a redemption period for the previous homeowner to pay delinquent property taxes which prevents any work on those homes until that period is over. 

I'm still in the "information gathering" phase of the deal, but I've spent the last few days educating myself on hard money loans, the costs associated with them, and the problems that people experience in getting the deal done.