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As a Lease/Option, you could pull it off; the problem is, L/O is a hot potato. Buyers are being warned about taking on a bad contract, especially when their financial future is dependent: They (and you) are betting that their situation is going to be better in 2-5 years than it is now. (Think about that.)
The fastest way to sell the house now, it to have it show well and priced right. The new savy buyer needs it to be turn-key and priced at Market: The Appraisal will not allow them to buy it for much more than Market Value.
The best path for you to take is to enlist the aid of a Realtor and have them do a CMA to determine the Market Value; you can then make an educated decision.
Since you do not HAVE to sell, you may choose to hold on a while longer; who knows until you have the info.