The HOA funds are limited and if something happens, there will likely be a special assessment; roof and/or exterior paint are the big ticket items that are near end of life according to building assessment. 

I think people need to realize, if they are not going to go hunt for their own food and have it served to them, then they will pay more, just like going to a restaurant - so expecting 11%+ for someone to find the deal is still around, but expectations should be lower.

She just did such a terrible job at managing this, I am having to micro analyze every line item.

Are there any benefits or incentives to our church maintaining the building and partnering with someone to do something creative with it such as a rental to low income/unhoused, food pantry, stoarge, etc? 

Up until recently I had been doing my own book keeping for both which was a terrible idea haha; I have gotten extensions on my taxes for the past 5 years because i manually itemized all expenses I did not keep up with throughout the year on EXCEL.

This should include how and where they pay rent, how to get in touch with you for maintenance items and any other important information.

so - what are the ages of those items, how much will they cost to replace, and how long will they last? 

Otherwise, a food insurance policy will protect you.

I've had some work items bogging me down along with a very sick relative. 

If you have a full quote with itemized coverages and pricing you might be able to get a better idea.