I got the financing, put in the time, effort and money (appraisal, inspection, etc), insurance and all the above.  

From the photos, I see a kitchen and bath with a lot of dead space, so I wouldn't rush out to put in a new kitchen. 

Do not try to do everything yourselves.Another one of those things to figure your financing and get a loan letter from your lender to provide you with a statement that says the average time to close a loan for you like yours and the maximum amount y'all qualified for.The last that I wil mention is to find a location to move into, if you have not located  yours allready, a new business location that is convient and has few distractions.  

Good luck on getting them to admit and pay for their mistakes.They will just come back and say it's the owners responsibility to research and accept the tenant and risk or not.That is why you put in hurdles as an owner for protection depending on who the tenant is. 

I figure if I put in the work and surround myself with successful people I could too catch on to the knowledge many claim are secrets.

I need a GC that's willing and able to write up the plans and pull permits to get this place certified for occupancy so I can put in a separate electric meter for the studio.

Seek out those that are where you want to be and put in the sweat equity in the relationship to prove your value.

So I asked the realtor  to  put in my offer a 5k option fee  with a one day inspection period.

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I am in a rather unique situation of knowing a small group of people who is interested in investing in real estate, have money, but no time or wish to put in any work themselves.