A Notice of Option is typically the best way to hold a position on the ability to buy n resell to the end buyer.

While the cash flow seems ok, i'm worried when it comes time to sell, it wouldn't make sense because if banks won't lend on it, then you loose a HUGE buyer pool. 

Now a days, as lending guidelines loosen up a bit to make room for more buyers like yourself in stickier situations, debt-to-income guidelines have also followed suite.

If most owner occupied borrowers are balking, slimming the pool of buyers, and condo financing is tough because of occupancy ratio, then you would hoping your getting this under value of similar size units in the area.

Price point under $200K here is really hot with first time buyers.

Strangely enough the seller had a complete remediation done & certified BUT the buyers child was still positive for lead after 3 months of living in the home.

Keep in mind as well that the seller typically is paying the buyer's agent, so you aren't really saving any fees.

At $700K with no buyers side commission (representing myself as I now do) and title insurance closing costs buyer-paid, I was already $20K higher on a net sheet to the owners- and still they are looking for more on a new offer. 

I don't have a buyers list with this being my first deal, should I try selling them separately or to just one cash buyer???

Most first time buyers are surprised to learn that banks won't usually lend to a LLC/S-Corp/etc with no history.