Lowering rent price and managing yourself would be 2 recommendations if its that sort of place. 

Plus I think Andrew will agree there are all sorts of FAUX lenders out there or out right crooks they will contact you with deals to good to be true you just don't know it.. 

I’ll elaborate : I want to be sure should (heaven forbid) I have some sort of legal action against my company , how do I ensure that my wife and her livelihood cannot be dragged into it / in Jeopardy?

While I would be financially motivated to move there, I am afraid my overall happiness/satisfaction would decrease by moving to the midwest.

When meeting a motivated seller what contract should be presented?

Motivation is not an issue.

You find the win/win buy connecting the motivated seller to cash.

If you lease option, you should sort of model it after the car market, as they have the lease / option thing nailed.

I want to know the cheapest but most precise way to find motivated sellers?

@Felicia Hamilton you will find with commercial loans that lenders will offer all sorts of different offerings depending on how much they are wanting to lend on a particular product type.