You need physical documents to present to the judge.

Nothing physical.

Worth a look at some point but look somewhere you can physically reach in few hours tops / worst case.

You don't need to make any added payments since you own the option...nobody else can buy this property during the option period.When you qualify, then you exercise your option and buy the property.

The lease is guaranteed by the parent company, so even if store goes dark, we get paid as long as the company is solvent.We live abroad and are considering moving back to the States to take a more hands-on approach into something that doesn't have a ticking time bomb (our NNN lease ends in 2030, after which there are multiple 5-year options the corporation could or couldn't exercise).My wife wants to know if there are any other options to exit a 1031 exchange without getting gouged on capital gains (on already exchanged property). 

To get that tax benefit of zero capital gains tax (up to the limits) you have to have physically lived there for two years. 

Once you get past the zoning hurdles then there is another set of physical hurdles which can vary per county or city codes.

Can I sustain this sort of physical abuse for another 30 years and actually expect to squeeze out any sort of quality of life for the "retirement" I probably wont get to enjoy?      

The house is paid off and not listed with a realtor, but I have yet to physically see it and whatever repairs may be needed. 

Yes...and no.When the LO is first set up, if you record the option agreement (as you should), there are recording costs.When the option agreement is exercised, you are buying the property.