lease option

Have never done a lease option or sandwich lease.
A couple has a farmhouse on a couple acres they bought 4yrs ago and have been doing remodeling as they live in it. Things have changed for them, they are behind on a couple payments, and they owe around what it is worth.
So they don't have much room without taking a loss.
They are open to lease option and land contract. I have never done a lease option, but have talked to owners about them.
What should I know when we discuss this, and how do I find forms that Greg might have available.
With the lease option, how do we decide how much to put down when the tenants move in.
Also who should handle the payments to keep record, or do I take care of that. But want to be sure the tenants and owners are protected.
Also in a lease option, does the owner still pay repairs?
I am meeting with them tomorrow, Sunday.
Sandi