Usually, I want to talk to the owner of the property – it's simpler that way. But if there is an agent involved, I usually ring the agent and tell him that I came across the property (from a magazine or through an internet search) and I'd like to take a look and assess my options. In that way, you don't sound too committed to buy. In addition, you give the impression that you're also taking a look at other places (even if you're not).

That approach could motivate the seller to start talking and give you more info on the property (and hopefully the current terms) since he would want to make a sale. You can use that opportunity to take down notes. If the agent doesn't mention anything about lease options, it's okay. I like the agent to talk and give away as many details as possible.

If the agent asks you what you think, don't immediately mention that you want to do a lease-to-own. Just mention some of the things you like about the property to show your interest.

If the agent feels confident enough that you are a good prospect, that's when you can start floating ideas of flexible terms. Make your queries feel like they are suggestions. In that way, you're making the agent slowly warm up to your ideas.

Just take your time and build rapport.