Figure out your investment style first and then you can ask more specific questions on different ways to achieve that goal.

I was in food business for decades before getting into commercial real estate the last 20 years so know it well.FIRST you have to separate out does your current business itself without the building have any value?

For recommendations on mortgage brokers or banks, feel free to send me a private message with any specific questions you have.

@John Underwood are you using excel with specific formulas?

Logistics, Trades, and Fast Food.

Hey Mel, I am an agent and investor in the area and work with a lot of client in the Philly Suburbs.It's tough to say for me without knowing the specific neighborhood and looking at the home to see what is the best solution here. 

I ask tenants to email issues because it provides a record and forces them to provide specifics. 

I am based in Greater Philadelphia region and worked on a deal the owner sold 75K sq ft self storage and kept 20K sq ft of contractor specific self storage.

@Ayyoub Reza   There are a number of places to get agreements but make sure you get one that is current and state specific (here, legal zoom, a lawyer, real estate association ) Read your HOA bylaws what does it require to be included.

Asking these questions directly to the specific parties involved would be a more efficient use of time.