Not sure what your money factor is or how marked up (plug the numbers into the calculator to back into this if you need, but gut tells me it is and is likely why they’re willing to give you $500 off as they’re likely taking it right back in mark up), but kind of seems you’re better off just financing this especially if you can keep most of those rebates/discounts.
Marketplace broker offering 5% off in NY/NJ, see if you can finance it, these cars hold their values and rarely breaks down, no sense to lease with this offer.