Unless you're paying cash, something to consider.

We did a walk through and did not smell anything 2 days ago. so afterthe complaint we said we could go there and inspect.tenant started getting really angry and complaining about other things and how much rent they pay and we are greedy.

The bottom line is that he tries to convince you that you can get rich by convincing prospective lease- purchase buyers to pay $8-$10k for the right to sign a lease option contract. 

This step formalizes the transfer of rights from you to the new buyer.It's crucial to ensure that all parties are aware of and agree to the assignment process before proceeding.Closing:At the closing, the new buyer typically pays the purchase price outlined in the original purchase agreement directly to the seller.Simultaneously, the new buyer pays the assignment fee (your profit) to you, as specified in the assignment agreement.The closing may involve a title company or attorney to facilitate the transfer of ownership and ensure all legal requirements are met.

If you don’t use 20% down, then you pay a monthly fee into your mortgage payment.

Just had a vacancy near Wash Park where the previous renters had been there for a few years and were paying $2,200.

Is it easy to rent and they pay on time? 

Not RE-specific but I'd recommend Die With Zero by Bill Perkins and Revitalizing Retirement (focused on our purpose and relationship portfolios) by Nancy Schlossberg.  

The only disadvantage is that you would pay the HELOC payment to buy time to see what happens. 

Sales rep who finds the buyer and get's the down payment to secure the sale gets 20% of the fee.I tried this model when hiring reps and realized it didn't work since I was paying for all the overhead, supplying leads (like you) and the reps were not staying on top of the lead calls.