Also you get to keep your performing rental while invested in a performing note. 

I do my own leasing and screen tenants.Unlike stocks, a tenant's past performance is a guarantee of future results.

Whatever you do make certain that whoever you partner with will either guaranty you a return of "x" in some way or they have a financial incentive to perform.

I listened constantly, in the car, exercising, cleaning my house, etc.

I am talking markets with yield not crazy 4 or 5 cap type stuff that even with a minor contraction you will lose value.I think an 8 to 9 cap is reasonable depending on area and location for a fully performing property.

From the link Duncan posted: "If you are a minister performing ministerial services, all of your earnings, including wages, offerings, and fees you receive for performing marriages, baptisms, funerals, etc., are subject to income tax, regardless of whether you earn the amount as an employee or self-employed person."

If your buyer only has the 3k and needs financing, the deal could be structured as a "subject to" purchase where the seller's loan would stay in place and your buyer would make payments on the seller's loan.All of the money exchanges hands at the closing and through the escrow process, performed by a title company or closing attorney.

If the tenant doesn't exercise their options then the building becomes the property of the ground lease owner.

They take some money from the claim but they will make sure all of your policy contract rights are being exercised and paid.Good luck.

Typically, with a lease option, if the TB does not exercise the option to buy they forfeit the option fee and any other money paid.