@David Friedman there are generally a few brokerages in each market that heavily deal in the restaurant space, it would likely be good to get on their radar, and to @Evan Polaski 's point, having your data/features on hand to "pitch" the site is likely a good call.Other items to note would be just to understand if the current configurations of the retail spaces could be reconfigured for a restaurant, things like grease traps, larger water lines, patio requirements may all be things they are looking for.  

I can't answer your questions about whether those items would be problems for your lender, and they are good questions for him.

People are generally referring to this type of entry as contra-expense or atleast that's how I interpreted.In the PA tax return, this line item was highlighted in Red and hence the question

., economic loss, insurance cost, or any other = line-item of OpEx for large multifamily in a given town, there are a number of statistical publications for me to reference.

They would love to see an itemized breakdown of the work from a licensed GC along with costs. 

I agree with all of these items especially #1.

I have the keys and have begun moving items into the unit, but am not yet occupying it.The landlord has now informed me that he would like to agree to some sort of buyout of the lease because he is having problems with the local municipality for fire and sprinkler approvals.

Find out how long they have to contest it and at the same time tell the PM that is it their job to manage the place, so they are the ones who decided how much of the deposit to keep and should have included an itemized bill in the letter they sent.

If we didn't have a line item for the 36k then IRS would flag our return because we have a 36k 1099 that is not being reported.side note:  I have about 25 properties managed by 4 property managers.

Pricing is a bit high for the feature set at $23/month standard (with additional fees for many items) and $39/month unlimited with no additional fees.