If you could do that and tremendously increase your equity, raise rents you may be able to improve your cashflow and then take out some of the equity and go invest it elsewhere.It seems like you are sitting on a huge opportunity to develop some equity, just have to look at all the scenarios and see where you come out best.If you sell, while you may get some walking money and a nice profit, you are likely leaving a lot on the table for the new owner to capitalize on. 

Joint Venture with an experienced investorMake yourself valuable ( bring something to the table other than money)Owner Financing dealsWholesale homes.I recommend reading the NO Money Down book on Bigger Pockets, ( No plugging intended ) great book for giving ideas on creative financing .

They both Think they’re the only offer on the table.

The decor was probably bought second hand when they opened decades ago, but their food is delicious and it has a great small town atmosphere and some round tables that multiple people can talk around. 

But seems like there's always room at the table for one more attorney :)

Go half on a deal, fund a portion if not the whole deal, bring an excellent deal to the table.

Might be leaving money on the table by saying only 3%-5%. 

A glut of new apartments washing over the city has quickly turned the tables as vacancy rates hit their highest levels since the recession, led by downtown Seattle, where one-fourth of all apartments are now sitting empty.Landlords who are increasingly hard-pressed to fill their open apartments are offering deals like a free month’s rent, lucrative gift cards and even free electronics."

You don't have to do a darn thing, but if I wanted to do something I might change that spot where the table is on your diagram to a pantry and let them use the dining area as dining.

Julie Andeson ClarkRick DavisDavid NachmanIf you google them their websites will come up.Julie is by far the largest landlord attorney firm, has her own eviction days where only her cases are heard in Kansas City Missouri - she will have a table at the MAREI meeting tomorrow night and I am willing to bet that David and Rick will stop in if they are not on vacation.