Depending on what you want to include on scope you can modify the scope after each walkthrough.

Did you use a lease from someone else and modify it to fit your needs?

The all inclusive lease can be very frustrating and perhaps you should have your lease modified to include provisions where if excessive use of utilities happens, then there is a provision to deal with it. 

There should be a residential/commercial designer in your area, usually the offer drafting services, look for a draftsman first, not an architect but you may need one to modify a commercial building in your area.

They work similar to ARV loans but once completed they will modify into end financing giving you a permanent 30yr or ARM loan.You have a lot of information to cover to see if you can qualify for this.

Note buyers,I'm wondering how you will modify (if at all) your business model when interest rates increase??

As for the lease I w0uld find y0ur state specific real estate association  lease and modify but typically you do this bef0re y0u find a tenant. 

You can look up the FARBAR As-Is contract online and modify it as needed for your deal.

But if you think about it, you can change what you make on a property (kind of) by modifying the amount of money you put down and how much you finance. 

I have a feeling that there won't be many off-the-shelf spreadsheets to assist in evaluating this, but maybe I could take an existing worksheet and modify it to fit my needs.