So my question is, where can I find analysis tools or spreadsheets that I can use to work out the numbers and put together a formal/semi-official/convincing package to present to the prospective investors?  

UPS Worldport in Louisville is the largest automated package handling facility in the world, acting as a global logistics hub and supporting thousands of jobs.

She wouldn't want them getting lifted or damaged.Probably need to move out all her food and various other things like extra cleaning supplies etc.

In fact  there's a company that markets quite heavily on this BP that sells uneducated investors formation packages that are completely impractical and unnecessary but there are plenty of accountants out there who do the same.  

It was sitting because it was way over-priced and they wanted to sell it as a package with the house they owned next door.

I'm ok with Vietnamese food (off Bellaire maybe?)

Price controls on food , its all BS . 

Their coaching program pricing appears to be reasonable compared to other programs, that lures you in then upsells participants to their 50-60K packages. 

Food for thought.

There are many Business Loan Applications, which are virtually identical and carefully worded, that you can find online.Hopefully, your lawyer includes a Certificate of Non-Owner Occupancy in your loan package, and language to that effect is liberally mentioned in your note and mortgage/deed of trust.Consider obtaining a script offered now by some lending attorneys that you can use to interview your borrower about their intent during a recorded Zoom call.