Or I can pay you $130k on a lease option where I guarantee payments to you for 3-5 years, handle all the day-to-day maintenance, and cover all of the closing costs when I cash you out.

Often the Existing structure is covered on the Actual Cash Value (replacement cost - depreciation) and the renovation is covered based on the value of the work being done.  

Most often when agents get in trouble with creative financing it's a matter of not disclosing interests.When you do come up with a plan, you may want to run it past your broker to make sure you cover all your bases.

Their first offer fell through after inspection so I offered about 13K less (which would cover a roof if demanded by my insurance company.

this was the only insurance company that I could find that covers short term rentals like AirBNB. 

Enough to cover at least one major repair.2) Pay off any high interest debt, ie credit cards.3) Start saving for the down payment on your next investment, since you mentioned you do want to buy more rental properties.Which is not to say you can't do some of all three, but my focus would be in that order.

Then, their monthly payment to me covers my payment on the mortgage and usually I get $500 to $700 per month *more* than the payment I am making.

Question:  is now that I opened a LLC To cover me in case of a lawsuit.

I hope to get a clear picture of my financing options in the next few days. 

Question: is now that I opened a LLC To cover me in case of a lawsuit.