Might lead to something.3rd option, go to your local city hall.

Which kind of leads to my next question..2.

I have a lead on a place that the owner would consider some sort of alternate financing.

That's because newbie Investors have been lead to believe that a bank or mortgage company is the ONLY way you acquire property, Wrong!

They overall were good tenants, but things ended sour with them (lead paint issues).

Other agreed upon benefits from a relationship with an agent who gets your short sale leads?  

i just received this "potential lead" minutes ago  ( Providence, Rhode Island), its a 2 building property, one unit is a 3 family and the other one, one family, he tells me that in the 1 family we cannot go in an see because he has a tenant under section 8 and is going thru the eviction with the court. the other 3 unit house is vacant due to renovation he was working on it and seems to stop. told me hes not desperate to sell bu, but i know my fellow Dominicans lol, hes a avoiding a low blow from me on the price.im looking to see if i should wholesale this to a landlord, seller finance (he owns free and clear) or hard money lending so i can fix and hold. wow!

I don’t bother with Exp or FSBO.NOD - Seems to be the best lead generator so far.

But I would argue that especially if you follow the BP LEADS  funnel approach, you're going to be looking and vetting a ton of deals before you find a diamond in the rough and engaging a realtor for 100 deals before one is purchased. 

All this lead me to keep my existing tenant and lower the rent a bit.If you are already at the low end of what is profitable for you, you can easily find good tenants, you have a signed lease which requires compensation if the existing tenant breaks it, and turnover costs aren't high, then I'm with the other guys and would probably not recommend you lower rent.