Those rate ranges all sound fair. 

I've found it fairly easy to work with government entities in this niche when it comes to asking questions about title issues. 

It seems fair, but definitely comes down to the debt-service coverage ratio, FICO, price, etc. 

I want to get involved in the plans for the future, the financial goals of the owner, protecting the longevity and condition of the properties, maximizing income potential while also treating tenants like paying customers with fairness, care and respect.

Would sec 8 decrease the rent to the calculated fair market value of rent or at worst case scenario remain the same and sec 8 decline the increase?

That is a fairly complex exchange that will be difficult to execute.  

I do a fair # of these with many clients and ALL are doing fantastic.

Exclusive Use Clauses This is another challenging piece that is fairly unique to retail.

in the near past I use it to sell off properties i foreclosed on and dont want to rehab.. buyers like it  I understand the rules.but talking Mrs old lady into this is as you note just another way to make a deal without taking the sellers interest in mind.. thats what sells these guys but if you have a sophisticated seller then  its fair game in my mind.

Having said that, the probability that this happens is fairly low, $10 million dollar businesses don't just pop out of nowhere.