I will say the poster who never pays before services rendered.

You'll have to talk with an architect as well to estimate costs of renderings in case you need to present your project for rezoning.What surrounds your site is important because that will help determine what will be the highest and best use for the land.

Keep a copy on hand, for future bank/legal transactions.OPERATING AGREEMENTOFTestStorage, LLCTable of ContentsPageArticle I ‑ Definitions1Article II ‑ Structureof the Limited Liability Company 3Article III ‑ Businessof the Limited Liability Company 4Article IV‑ CapitalContributions 4Article V ‑ Allocationsand Distributions 4Article VI ‑ Managementof the Limited Liability Company 7Article VII ‑ Transferof Membership Interests 12Article VIII ‑Amendments, Voting and Meetings 13Article IX ‑Resignation, Removal of the Manager 15Article X ‑ Records;Financial and Tax Reporting 15Article XI ‑ FiscalAffairs 15Article XII ‑Termination and Dissolution 16Article XIII ‑Miscellaneous 17OPERATING AGREEMENT AMONGTHE MEMBERSOFTestStorage, LLC, ARTICLE IDEFINITIONSAs used in this Agreement,the following terms shall have the following meanings:1.01 - "Act" shallmean the Iowa Limited Liability Company Act, as amended from time totime.1.02 - "Affiliate"shall mean, in the case of any Person (the "Specified Person"),any other Person (a) that directly, or indirectly through one or moreintermediaries, controls, is controlled by or is under common controlwith the Specified Person, or (b) that owns or controls 10% or moreof the outstanding voting securities of the Specified Person, or (c)that is an officer, director, employee or agent of, partner in, ortrustee of, or serves in a similar capacity with respect to, theSpecified Person or an Affiliate of the Specified Person or (d) ofwhich the Specified Person is an officer, director, employee, agent,partner or trustee, or serves in a similar capacity.1.03 - "Agreement"shall mean this Operating Agreement, as originally executed or asamended, modified, supplemented or restated from time to time.1.04 - "Capital AccountBalance" shall have the meaning set forth in Section 5.01.1.05 - "CapitalContribution" shall mean in the case of any Member as of anydate of determination, the aggregate amount of cash, property, orservices rendered, or a promissory note or other binding obligationto contribute cash or property or perform services that such Membershall have contributed to the Limited Liability Company on or priorto such date and a Member's share of any of the Limited LiabilityCompany's liabilities as determined in accordance with the Code andTreasury Regulations (or, if such Member is not the original holderof the Interest of such Member, the Capital Contribution with respectto the Interest of such Member held by the original holder of suchInterest).

Just state in the description  that it's under renovation and include a few renderings of the new kitchen/bath or pics of the new cabinets materials etc. 

I've never heard of a low-rise structure collapsing, but how common is it that a building would be rendered uninhabitable due to structural issues?

"Syndication" generally refers to placing capital for a given type of investment where the investor can render a verdict about the viability of that project before placing the capital instead of turning it over to a sponsor prior to a project being identified. 

The web page rendered report seems professional but a printed version the data was all over the place the formatting was all messed up. 

Then I'd speak with an architect to help you with the renderings, which will be needed in order to get the entitlement process moving forward.  

Also be aware there are difference between someone who's only give you a floor plan and some interior rendering vs. an engineered stamped building blueprint set that you can use to pull permit with.

I will extend the logic of yours.If you have something that has been broken into two pieces, rendering it worthless, and your tenant breaks it into THREE pieces, how much should the tenant pay?