in the role i'm considering he is the one funding the deal, but does that mean he pays for the whole purchase price or the down payment for the loan?

I can find motivated sellers but if the properties are in rural area, or high crime, then are those still good leads

I have a couple of comments for you - I would prioritize goals that lead to deals.

But the main thing is call back your people that are responding quickly and put in a phone number where you can be reached. the email thing is such a round robin when renting, hopefully this will increase your leads and you'll rent it right away...

I have a lead on a older gentleman retiring and wanting to sell his property management business.

I have a website for leads but I don't get much there.  

However, it does shift roles of parties under the Option is exercised.

6.Pull your leads out of the Trash Can... and let’s turn them into a deal$!

I would just sit down with your agent and express your feeling and thoughts and ask her to put together a new plan , also ask to be involved  in the new marketing and and so on, But let the agent lead the way as it is her field of experience. 

A wholesaler, from my knowledge, is only selling you a lead.