If you are not an experience real estate purchaser, you should not try to negotiate a lease to own contract by yourself. Find a great local agent and be guided by them. I just got a nice young couple into a condo with 5% down and at a great price. Maybe you can buy now?
It's very difficult to find a lease-to-own situation particularly now when there are so few homes on the market and those that are have multiple offers. I recommend you speak with a few local Culver City Realtors who can guide you.
Sometimes you can find lease to own opportunities on Craigslist. But be careful and read up on lease options before you buy. Sometimes the sellers are savvy investors that are stacking the odds in their favor with the lease/option terms.