So, I don't need help locating "suitable tenants," but I was hoping I'd be able to connect with an experienced commercial broker here to get some help in structuring the lease in a way that will maximize the value of the land for a subsequent sale to a REIT or another investor. 

This also helped me understand your subsequent comments regarding the negative CashFlow.I found that insurance would be around $4,200/year for the property.

Realize, you have opened a commercial enterprise in a residential neighborhood, with people coming and going all of the time. 

In short, adding little bits of money at a time would (in retrospect) have a court consider the entity as an alter ego of yourself (and your partners) and subsequently "pierce the corporate veil". 

Hopefully the 3 day notice of termination and/or the subsequent service by the Constable will get them moving before the hearing 

The table below shows the prior regulations and the newly approved regulations.ITEMPRIOR REGULATION (BEFORE DEC. 17, 2019)NEW REGULATIONS THAT ALIGN WITH CALIFORNIA STATE LAWSEffective DateCity Council approved the regulations below on July 27, 2018 with subsequent updates approved on May 23, 2019; June 25, 2019; and November 19, 2019.On December 17, 2019, City Council approved the following changes, effective immediately upon their vote on Dec. 17, 2019.Zoning DistrictADUs are allowed:• In R-1, R-2, and R-M zoning districts on lots that have one single-family residence.• In Planned Development (PD) districts that are subject to R-1 standards and uses OR where ADUs are not expressly prohibited.• In a low-density cluster development if it conforms to development standards of the R-1 zoning district, and the development and use standards of the low-density cluster permit.ADUs are allowed:• In R-1, R-2, and R-M zoning districts on lots that have one single-family residence.â�¢ On lots with a single-family residence In Planned Development (PD) districts that are subject to R-1 standards and uses OR the ADU conforms to the development and use standards of the PD district.• On any lot with an existing single-family dwelling unit, where regardless of zoning, the lot has any of the following General Plan Land Use/Transportation designations:- Residential Neighborhood- Mixed-Use Neighborhood- Urban Village or Urban Residential- Transit Residential or Rural Residential- Downtown- Mixed-Use Commercial• On two-family (duplex) lots and on multifamily properties• In a low-density cluster development if it conforms to development standards of the R-1 zoning district, and the development and use standards of the low-density cluster permit.Minimum Lot Size3,000 square feetNo minimum lot sizeMinimum Setbacks from Rear and Side Property Lines0 feet for 1-story conversions and new construction.5 feet for second-story ADUs constructed above a garage or accessory structure.0 feet for 1-story conversions and new construction.4 feet for second-story ADUs constructed above a garage or accessory structure4 feet minimum rear and side setbacks required for detached ADU in multifamily developments.Maximum HeightFor detached ADUs:Single story – 18 feet maximumSecond story – 24 feet maximumAttached ADUs are subject to the height limits of the main home.Single-family properties - No change in height requirements.Multifamily properties - 16 feet maximum height for detached ADUs.Rear Yard CoverageArea covered by the ADU, accessory buildings, and accessory structures, except pools, shall not exceed forty percent (40%) of the rear yard.Area covered shall not exceed forty percent (40%) of the rear yard or up to 800 square feet, whichever is greater.Detached ADU Allowed LocationsRear yard only, at least 6 feet away from primary dwelling.May be attached to a detached garage or other existing accessory structure.Must meet minimum setbacks for an accessory building in accordance with Section 20.30.500.No changes except that ADUs that exceed forty percent (40%) of the rear yard must maintain minimum 4 foot side and rear setbacks.

The table below shows the prior regulations and the newly approved regulations.ITEMPRIOR REGULATION (BEFORE DEC. 17, 2019)NEW REGULATIONS THAT ALIGN WITH CALIFORNIA STATE LAWSEffective DateCity Council approved the regulations below on July 27, 2018 with subsequent updates approved on May 23, 2019; June 25, 2019; and November 19, 2019.On December 17, 2019, City Council approved the following changes, effective immediately upon their vote on Dec. 17, 2019.Zoning DistrictADUs are allowed:• In R-1, R-2, and R-M zoning districts on lots that have one single-family residence.• In Planned Development (PD) districts that are subject to R-1 standards and uses OR where ADUs are not expressly prohibited.• In a low-density cluster development if it conforms to development standards of the R-1 zoning district, and the development and use standards of the low-density cluster permit.ADUs are allowed:• In R-1, R-2, and R-M zoning districts on lots that have one single-family residence.â�¢ On lots with a single-family residence In Planned Development (PD) districts that are subject to R-1 standards and uses OR the ADU conforms to the development and use standards of the PD district.• On any lot with an existing single-family dwelling unit, where regardless of zoning, the lot has any of the following General Plan Land Use/Transportation designations:- Residential Neighborhood- Mixed-Use Neighborhood- Urban Village or Urban Residential- Transit Residential or Rural Residential- Downtown- Mixed-Use Commercial• On two-family (duplex) lots and on multifamily properties• In a low-density cluster development if it conforms to development standards of the R-1 zoning district, and the development and use standards of the low-density cluster permit.Minimum Lot Size3,000 square feetNo minimum lot sizeMinimum Setbacks from Rear and Side Property Lines0 feet for 1-story conversions and new construction.5 feet for second-story ADUs constructed above a garage or accessory structure.0 feet for 1-story conversions and new construction.4 feet for second-story ADUs constructed above a garage or accessory structure4 feet minimum rear and side setbacks required for detached ADU in multifamily developments.Maximum HeightFor detached ADUs:Single story – 18 feet maximumSecond story – 24 feet maximumAttached ADUs are subject to the height limits of the main home.Single-family properties - No change in height requirements.Multifamily properties - 16 feet maximum height for detached ADUs.Rear Yard CoverageArea covered by the ADU, accessory buildings, and accessory structures, except pools, shall not exceed forty percent (40%) of the rear yard.Area covered shall not exceed forty percent (40%) of the rear yard or up to 800 square feet, whichever is greater.Detached ADU Allowed LocationsRear yard only, at least 6 feet away from primary dwelling.May be attached to a detached garage or other existing accessory structure.Must meet minimum setbacks for an accessory building in accordance with Section 20.30.500.No changes except that ADUs that exceed forty percent (40%) of the rear yard must maintain minimum 4 foot side and rear setbacks.

Whether the parties exercised mutual control over and assumed mutual responsibilities for the enterprise.

But, I didn't cut any corners and subsequently I'll probably be dead before I have to worry about anything major going wrong with the house.So far I've told you that I have two loans; the roof loan and the personal loan I used to buy it with.

Rod Nedley NRW Enterprise General contractor in Cleveland area.