I guess the bottom line is trying to figure out how to fix this guys dilemma as well as learn something in the process.  

A no money down lease option will solve nothing in this case. 

I'll have to defer to your expertise, but I would think that, as an example, $10K for labor in Watts wouldn't double to $20K in Costa Mesa for the same amount and type of work done.

Some people elude themselves to think they can solve it whereas the mortgage lates have already been written on their credit profile.

It's taken months because part of MY MIND has been held captive doing things like building an agency budget, problem solving situations on the fly in an accounts payable unit, dealing with all the constant miscellaneous problems that walk into the office, all while dealing with the most surreal, television sitcom like hostile office politics one can imagine.....can not deal with it anymore!  

Yet that is how so many beginners treat their new "investment" business - they expect others to come to them to solve their problems, or they're incapable of communicating at an adult level when reaching out.  

Sounds like a great dilemma  ;)Best of luck whichever way you go.

You can spend an awful lot of time making offers that never get accepted because the current owners may have a situation they need to solve.

If that is not happening, either something is not right about the way your props are showing on MLS, or perhaps you are priced too high and agents are deciding not to show them.Hope you solve that puzzle!

I am going to be meeting with a distressed seller about solving her problem with an upcoming sheriff sale.