You have asked quite a few good questions here. My question to you is why are you now working with a realtor yet??? You are doing way too much work on your own that you should find a trusted advisor to assist you with. The home search is one vital service a good agent can offer. This is VERY true given the type of financing you are looking for, lease option... You should never enter into something like that without an agent and/or an attorney.
Hope this helps. If you need a referral to someone in your area I am sure there are good agents here or I or many others I am sure can recommend someone to you.