Please allow me to analyze the multiple components of your situation.Long Term Tenant: At 4 years, this is a long term tenant, and this may incline you to say "I don't want to ruin the potential for future long term residency with this tenant.

I'm not sure how it happened but the planets were aligned or something because I for sure knew I had missed out on this building.

Often these can align but this one is right on the edge.  

The dollars component will never overtake the relationship component a broker/agent provides to completely automate the process etc.

Almost every time I have looked at a property myself and run my own numbers, I found they were underestimating or missing a few components or the cap rates were figured without property management or some other potentially large number.

Lease options generally contain two components: an option (or first right of purchase/right of first refusal), and a lease agreement.

You must be cautious with the rural component that can be real kicker in a down market

I've been using the same place that my listing agent uses to close flips that sell in MLS to close my cash deals with private sellers.. they aren't doing a bad job but I have a feeling that someone else may be better aligned to what I'm doing.Any help appreciated!

Then find out what is the lowest interest they would accept for the note (as low as 3% to as high as 10%, lead with 4% and see if they are receptive).If the stars align and you come to agreement on price and terms of seller financing, then you engage a real estate attorney from title company or law firm of your choosing, ask them to draw up a contract with the above terms (they will charge their hourly fee to do this, so ask for pricing in advance), have your seller sign contract.

I've had a buddy look at the main components for me but now that my lender is kicking me a $1k credit for a home warranty, I need to get a formal home inspection that says everything is working.