If you know of any financial planners or someone who can think business like I cannot, who might be willing to help me brainstorm, please let me know and thank you. 

Even if the mom and pop tenant negotiated going up 10% every 5 years it's often not a good idea.Mom and pop tenants are often poorer planners and their business models (especially single unit level operators) do not often plan for major increase expenses to the business.

I told her to talk to her financial planner about the financial implications of it.

There are numerous wealth management advisors / estate planners who have experience working with real estate.

I think I found a city planner who is very helpful so hopefully I can continue to work with her.  

I am looking for recommendations of a financial planner in the twin cities of Minnesota that is familiar with real estate investing, as well as other investment types (stocks, bonds, IRA, ETC.) 

I'm not a financial planner or a Tax Advisor so I would get a professional opinion but, this may allow her to divvy out all of the capital between Christmas and New Year's in 1 swing.

I've been in contact with a city planners, license & inspection and the director of the city committee. 

So I'm a planner and that's why I'm sticking to my job and pursuing my RE license. 

lol  I also have a financial planner who owns real estate as well and he helps me vet properties.