How long have you factored open occupancies? 

We were upset when they listed it without letting us know...

As part of that, I'd like to tap into some of my current equity, but I don't know that it makes sense. 

you can't really micromanage tenants.All you can do is create systems with some flexibility.Again, if you read how we charge our Processing Fees, they encourage the behavior we want, while discouraging (via fees) the behavior we do not want. 

Hard to tell but I know some of those wouldn't fly in some places.

How did you find this deal and how did you negotiate it?

You always want to think about if this location goes dark how fast and cheap can I lease it.  

Any suggestions on how to get a good ARV?

All transaction/no relationship = A lending partner should understand their borrower, how the got into investing and what their overall goals are.

How do you proceed as the seller?