How do I proceed on a potential deal here??

[Andrew S.]

I have acquaintances who are looking for a commercial space for their business, about 3,000sq/ft and are able to afford $2,000 month rent (close to what they're paying now but are being relocated by the landlord at lease end.) There are several building in that size in various states of disrepair or repair from $65,000 to $95,000 that obviously would need substantial work. We are in a poor economy right now. These owners just purchased a house so are not in the market to buy anything. I can come to the table with $25,000 t0 $35,000 cash and have good credit. I'm going to look at several properties this week with an agent..this is all new to me with commercial space. Since it's new it's a little intimidating but I'm looking at it as an "easier" way to get into commercial real estate with one tenant/one space. I'm bringing tenants open to a 5 to 10 year lease to the table and possibly an avenue for me to rehab a property in a zoned commercial area and have them pay my nut. Should I find a building that interests me, how do I obtain inspections/costs to rehab before committing? Write a "subject to" type of clause into the offer? Get pre-approved for financing first? How do I get people in to look at the space without an offer on the table. Obviously I do not want to put an offer that is accepted THEN find out I have much more expense than anticipated. Sorry for what may be a stupid question. I'm determined to exhaust possibilities for these people, they are solid owners and haven't been late on rent ever (I know their current owner who is expanding his business into their space and he's too busy to help them find something.) They've called REA and they've all pointed them to Class A finished space that is well above what they can spend. Buildings I'm looking at are taxed at between $2,000 to $6,000 per year depending on what part of town. Thanks in advance. Meant to keep it short, sorry.