Loan for comm property owner to renovate an existing store?

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I have 2 outdated storefronts that need to be upgraded and potentially combined into one store.

I don’t have an official estimate yet but im assuming it’ll be in the ballpark of 30K-60K.

My mortgage is private and I'd rather not leverage the property.

What are my options for financing?

What terms will I have to meet?

Does there need to be a contract in place with a new tenant before a lender will consider?

Thanks in advance.