What made you interested in investing in this type of deal?

Find a local land use atty who is familiar with these type of cases and lean on their experience.

I am the type of landlord who maintain my property with high standard, not cheap with upgrades and new systems, going the extra miles to fulfill my Landlord responsibilities but I also like to enforce my bullet proof lease.

This is especially true when you utilize low money down to purchase multifamily.Caution with Out-of-State Investing: Investing out of state entails complexities and reliance on unfamiliar parties, which may pose challenges compared to local investments where you can easily drive to and learn more quickly about.Realistic Assessment of "Cashflow" Markets: While investing in cheaper, cashflow-focused markets out of state is popular, it's important to recognize that the numbers on paper often differ from reality, and success stories may not represent the norm.Manage Expectations: Be wary of overly optimistic narratives and calculations, and ensure your investment decisions are grounded in realistic expectations and thorough research.

Title companies would do these types of deals.The ones that may not be insurable are the ones that were sold at tax deed sale, that you would need to first talk to a title company about.

My wife keeps telling me about a $0 down payment loan option that she’s been hearing about where if you can show that the rent will be greater than the mortgage, this type of loan will require $0 down or lower than the 20/25% requirement. 

Many of the tax professionals on this forum are not "cheap" but can make a good fee for fixing situations where investors relied on poor advice from cheap advisors.My conclusion is to interview a few and go with a professional that you feel comfortable with no only their fee, but also their personality, their experience, their reputation, and their willingness to not only advise you as you start your journey but provide education and planning for what type of investor you want to be. 

The level of risk you face with a lease option depends in large part to the type of lease option you are doing. 

What type of investment properties and strategies are you interested in?

The area I am in is not as big or popular as main LA area but searching listings on MLS especially listing that have been sitting for a month or longer is a good place to start.