A helpful trick is to completely ignore the rents the buildng comes with and figure out the actual market rents you can get. 

We have made an offer for a property and it turns out City of San Diego has asked the seller to replace the uneven side walk by the property does any one has an idea about ball park figure to replace a city side walk?

Once you figure out what type of business you want to start the type of property you should buy will become more clear. 

(It's up to you to figure it out.)

I do not have an underwriter, just figuring it out on my own.

The rent is guaranteed by other tenants, the regional chapter or the state will pay the rent.I've tried to Google and figure out what sobriety program this is.

can be more helpful with exact figures!

I want to invest in my own city I make 130k a year roughly which is increasing every year by about 3 percent.

I occasionally will get one and restore it as a labor of love, but they are all in very rough shape. 

Scope creep is a huge problem and the more you learn up about the project up front, the easier it is to figure out what actually needs to be done and avoid surprises (or pass on deals that need more than you initially think): https://www.biggerpockets.com/blog/due-diligence-ultimate-gu...I highly recommend building a contingency (I do 20%) into your rehab budgets for unexpected issues.