I don't mean to be rude, but that is the same excuse people use to get out of exercising...  

There is a date that you have to exercise the Purchase by (usually).

I think this was a good exercise to try on the BP Calculator either way.

In hotter markets, sellers are providing T-3 or T-6 P&Ls but caution has to be exercised as owners can be dressing up their properties.

Some anchors in a center such as a Starbucks or a Davita Dialysis will do the 10 years.The small operators like to keep flexibility to move so they like shorter term leases generally with the flexibility to exercise the options or not.What are the rents being paid for base per sq ft?

Typically if they have plans to move they will not want to spend any money on the space in the short term.Howe far in advance do they have to give notice to renew the lease before exercising the first option period?

It's a worthwhile exercise to explore the different scenarios.

Lease options aren't 'sold' through the leases, but when you or the TB actually exercises the option and purchases the property.You're on the right track. 

All that option agreement does for you is give you the right to buy the property down the road, when you exercise your option. 

Have you considered paying cash if you have the means to and exercising the delayed financing exemption that fannie mae allows?