Listing agent CAN disclose offers to buyers/agents, but need permission from the seller first..  

the best way to clean up and what permits and permission is needed?

A verbal lease, while frowned upon is permissible  in Texas. 

You may find out that the owner does not have permission to lease his land out to the use that's on the property even though its commercial.Contact a couple of local commercial real estate brokers who are active in the immediate area, they should be able to give some guidance as to the going rental rates for land uses.

What is the max limit your PM can spend without your permission (non-life emergency)? 

The buyer's agent has the same obligations toward the buyer.While double-ending a deal (disclosed dual agency) is attractive to the agent, it's not good for the buyer or seller.Here's why;As a seller's agent, I'll push hard to get larger deposits, faster closing, higher price, fewer contingencies, etc.As a buyer's agent, I'll push hard for exactly the opposite.As a disclosed dual agent (representing both sides with their permission), how can I possibly do those things? 

They give us permission to run their payment on a card on the 1st business day of the month.3.

If I was guess I would say minimum of 100k to buy the equipment .. then you have staff and that is always an issue.she also has an ATM  but that has caused her to get broken into a few times.. but it does create revenue.and its a lot of work.. she also serves light food  breakfast sandwiches  lunch  sandwiches etc. you need commercial coolers in the back to store the gallons upon gallons of milk etc.I have seen out our way these do pretty good and that's the little mini drive through stands that are manned by one person and or two max.. all in a little trailer with drive lanes on both sides.. hitting the commuter traffic. you get permission to put one in a shopping center parking lot that kind of thing.  

I'm done and frankly somewhat tired of having to ask permission to be as present in their lives as possible.

For instance when we opened up the RE/MAX branch we had to fill out forms allowing the IDX feed to go out to our own site and give permission for them to send the feed to "all partner sites" which we did.