I get $1450 rent. PITA is $1301, $390/month is principal. They pay on-time & take good care of the place.

My concern is the limited cash flow (this was my former primary residence turned rental) yet the principal paydown increases my net worth each month.

I am leaning towards doing a lease-to-own but not sure how to structure it.

Do I have them put $5k down & have them pay $1550 rent, of which $100/month goes towards future down payment?

And do a purchase in 3 years? And what price do I offer them (4% appreciation per year?)?

Current value is roughly $140k & I owe $127k presently on it.

The other thing I thought of doing is just say "rent it for 2-3 years & I can offer you to buy it then if you're interested."