I am considering an offer for business + real estate. Seller is offering up to 6.5% financing at 11% with balloon at 60 months for both or lease of real estate. The RE is in a good location and I don't see it going down in value. The way I see it, RE offsets risk. How do I value it in LOI? Should I use seller financing or forego if I have the resources to do so? Is it better to lease and not leverage all capital on this one deal?

ADDED: Also, would you structure this as asset vs. stock? or could it be a combination? This particularly business requires licenses currently held by seller.