The rent per acre seems high. Without hay, I doubt you can run more than 10 AU on 20 acres. Cow not only eat, they stump, piss and crap, too. Maybe with intensive paddock rotation and electric fence, but that sounds like a lot of gas money if you have to drive every day to rotate. Each AU would have to clear $150 just to make rent. I'd tell the guy $25 per acre just to keep him ag exempt.