How do I motivate her towards ACTs and Lease Options in Texas, [which has several stringent requirements but can be done.]

I originally started my self improvement venture 17 years ago when I first entered the software/IT industry with How to Win Friends and Influence People.

What is his situation that makes him so motivated to sale?

It takes time to build relationships and nothing can be substituted for time.And, if your only motivation for building a relationship is to get them to invest, then don't bother. 

I hope this motivates some people that these deals do exist.  

Not a lot of instruction but it goes over why you should buy assets and not liabilities.Fast and motivational read .You have to start with that one and then you can get into more instructional books.

In closing the sellers seem like nice people, they are motivated to sell and we have already agreed on a price.  

I used this time in my life to read books like rich dad poor dad, in the plex, how to win friends and influence people, e-myth revisited...

But this will depend on how motivated the seller is, which by the way is my first criteria when doing any real estate transaction.

The listing agent'd be very motivated to get the deal done if he/she knows he/she can get both sides of the commission.