Also, this is my second post and I just realized having a picture is important.

Two near-seniors on disability whose grown kids suck getting thrown out on their tails with an eviction on their record had me picturing them in a cardboard box.

The pictures look good.

They will not accept the deal if it is just a subject-to offer in the amount to cover their mortgage payment. 

I would have sold it primarily to avoid the upcoming capex of the roof and eventually the galvanized plumbing…Now, Luckily the money I’ve set aside for vacancy, capex, etc. from rents will cover the roof cost.

But if I had two scenarios, A) paying $1000 dollars in rent a month to a landlord or B) Paying $1000 dollars into a home (covering my part of the mortgage and covering the negative cash flow from the other units) is scenario B not superior to scenario A?

You should be able to find a landlord policy that’ll cover a 3-unit property.

If I am looking to do the lease option in my market area (Southern California) but the rent does not follow the 1% rule however it does cover the cost of the mortgage is that acceptable?

If work comes up then you have 40% each month extra to pay off a credit line that covers the expenses. 

@Cory Ballentyne, I wouldn't buy anything I've haven't laid eyes on, and I don't mean just looking at pictures online.