You're probably totally fine to do a lease option. 

Your properties sound like they are in decent shape, I’d be willing to bet you have no issues getting the loan.

Current expenses provided by seller:3000 tax3200 insurance6900 utilitiesI add in 3000 for repairs (5%) for current 8 units, 1644 for vacancy (5%), and 3288 property management for a grand total of 19729 operating expenses.

Probably not that much.Neither you nor I have a crystal ball to see where the economy is headed and what will cause the next downturn, but I'd be willing to bet that when it does happen, the self reinforcing cycle of job lose you mentioned will happen, because the financial market is made up of humans who make sub optimal decisions with incomplete information. 

So if you think about it, overall, it's totally unnecessary make work all around, for you and the tenant, a total PITA.

Seller financing will probably be your best bet

I'll bet 99% would agree with rounding up as a no brainer, effortless way to avoid unintended delays.     

I would also check your comps in rent say go back over the last 5 years and I would bet you are seeing over time increases to your rent in your area due to growth?

I am willing to bet that a house of that size with a Koi pond is in a fairly nice area that’s zoned residential, single-family.

Your best bet is to find your own agent.