Which county is this? I think you said Permian Basin area. The land men I’ve dealt with in the past 6 years, have not offered anything less. Oklahoma is different and they don’t like anything but 3/16. I usually don’t lease with them for that reason. My feeling is that if you don’t “need” the money now, I won’t sell. No more land in the future and prices will go up and down. Usually buyers are buying because they know something they think you don’t, and very few will lose money when they flip the interest. You might check the county about the ROW. Not all are recorded