You are creating value for the buyer--that's the name of the game.  

But options work I think in Texas they have to be short term though.I am buying a 5.5 million dollar property that i optioned in 2009  I put 200k in cash up for option money ( non refundable) and i pay 120k a year in option payments ( non refundable) but its all a credit to the purchase price.. so i have no interest carry .. on a 117 acre parcel that once it comes into the city will be worth north of 50 million.. thats how you make money in the land game.. and sellers will understand.so as it comes to hawking beat up houses.. just put 5 to 10k in option money out make your monthly option payment have it all go to the purchase price and close in 60 to 90 days when you exercise your option.... although you will want to run this model by the state regulators they still may not like you publicly marketing the property.. 

I know it will be a numbers game to find a deal.

That's a dangerous game.

So I'm changing the game plan to purchasing a single family property that is large enough for me to convert into four units.

I guess we’re just playing the waiting game.

I would find a way to compensate the agent and keep the relationship, as you know real estate investing is a long game.

You have to have a game plan and know what a good deal is. 

ROI is the return based upon purchase price (and rehab.)Cash on Cash return is based up a return of YOUR money in the game. 

I had a situation where an attic evaporator leaked and fried a gaming system.