How do I motivate her towards ACTs and Lease Options in Texas, [which has several stringent requirements but can be done.]

From HUD themselves... 4155.1 4.B.2.bFHARequirementfor EstablishingOwnerOccupancyAt least one borrower must occupy the property and sign the securityinstrument and the mortgage note in order for the property to be consideredowner-occupied.FHA security instruments require a borrower to establish bona fide occupancyin a home as the borrower’s principal residence within 60 days of signing thesecurity instrument, with continued occupancy for at least one year.The entire text of the HUD requirements can be found here...http://portal.hud.gov/hudportal/documents/huddoc?

What is his situation that makes him so motivated to sale?

It takes time to build relationships and nothing can be substituted for time.And, if your only motivation for building a relationship is to get them to invest, then don't bother. 

I hope this motivates some people that these deals do exist.  

Not a lot of instruction but it goes over why you should buy assets and not liabilities.Fast and motivational read .You have to start with that one and then you can get into more instructional books.

In closing the sellers seem like nice people, they are motivated to sell and we have already agreed on a price.  

But this will depend on how motivated the seller is, which by the way is my first criteria when doing any real estate transaction.

The listing agent'd be very motivated to get the deal done if he/she knows he/she can get both sides of the commission. 

The sellers that call in based on our marketing efforts will call into our office line and the intake sheet will be filled out to uncover details of the note and motivation for selling.