You could also do a similar exercise with higher mortgages (3 properties for example). 

Let them deal with it.This is part of the solution but if I exercise it without a bit of pre-work,  leaves me with an abandon home on my property and with Covid slow courts it may take months to extinguish her rights under the lease and then go through the abandonment process for the home to get title so we can get a permit to haul it off to the dump. 

Once you have the money and ready to exercise your option to purchase first try to talk to seller to see if they would be open to owner finance it for you with that 20 percent down since you will have shown them that you are a responsible renter.

I am also a doctor of physical therapy and have a lot in my inner circle who are potential investors.

Partner 1 may also contribute physically with rehabs, but minimally.Partner 2-No financial contribution, but has the most construction knowledge. 

Here's how I do my due diligence:1) Portfolio matching: (takes 30 seconds per deal)a) Have an educated opinion on where you think we are in the real estate cycles (financial and physical market cycles)b) Then only then pick the strategies, capital stack, and specialized asset subclasses that make sense for that opinion.

I have ready that it may be possible to get the docs and pre-sign them in advance but my mortgage broker says it's not possible, though I don't think he has ever done a remote closing before and may not know.We did check already and it's fine that I can't be at closing physically, its just this signature/notary same day issue. 

He is a rare and magnificent bird when it comes to solving complex algorithms or talking/thinking about complex physics.

I will certainly exercise a few of those methods and continue to stay patient. 

Don't wait for a realtor to find you a deal, it won't happen physically or value wise.Do a store front or service front, and a rental unit in back.