Some modifiers and gotchas are:  are there environmental restrictions against building or improving the land? 

My question is can I use my own standard lease form modified to reflect the major elements of the existing lease (assuming that the tenant is in agreement) or would I be better advised to keep the exact wording of the existing lease and just change the relevant names and dates?

I have a degree in natural resources and my job title is an Environmental Scientist.

With this type of commercial property, likely the most important aspect you will want to consider is the environmental aspect.

I worked as an environmental contractor in two LARGE manufacturing facilities.

Toledo is now ranked the #1 city for environmental sustainability and the apartments that have just been built downtown have reported low vacancy rates.

What sort of elements should be included in an online application if I were to create my own via Google Forms? 

So there's two elements I would suggest to focus on here:CostsResponsivenessCosts you can compare by analyzing the "lender fees" on a "loan summary" or "loan estimate". 

I received a lot of "No's" before I found a group that said "Yes" to that element. 

All this assumes the windows are not a common element and are your responsibility( and they probably are).