In commercial RE, you typically use annual figures when running the numbers.

You will discover that after a typical housing boom, it takes about 2 years to reach the bottom and then another 8-10 years for inflation adjusted prices just to reach their previous highs.

So while I'm not going to say whether or not you should go through with it, I'll try to provide you with some things to consider when making your decision.Pros:You can get the payment off your booksYou can sell the property for full price, when it doesn't appear that there is much interest right nowAssuming you are requiring an option payment (which I would suggest), you will get some additional cash nowSo basically the Pros can be summed up in that you have the potential to do pretty well financiallyCons:Lease options typically require less landlord hassle, but at the end of the day you are still a landlordThey could trash the house and then not buy itThey could stop paying and make you evict them, costing you time and money (there is also the possibility with lease options if they aren't structured properly that the courts could deem them to be a sale rather than a leasing arrangement in which case you would have to foreclose instead of the less painful eviction).

Not exactly sure of what type of heating you are talking about, but, simplistically, heat rises, so I would expect a "ceiling" unit would have to work harder...I do know about ducting, and the primary issue with flexible vs. typical sheet metal is air flow.

I'll sometimes offer to pay a small fee to help with moving expenses if they can be out soonner - what's typically known as cash for keys.If they are not receptive to any of this I have no choice but to start the eviction process.

After completing my due diligence on him and his company, I have come to the conclusion that he is an expert in the Land Trust field, is very knowledgable, and unlike the typical gurus, he is not selling $3000 workshops, products, or bootcamps.

A hard money loan is short term, typically six months max.

A typical contract says you get free and clear title so those liens are the sellers problem.

Typically the opening bid will be the outstanding loan amount plus accrued interest and fees on the loan that is foreclosing.

Typically the seller will pay the commission, so it isn't going to affect you.