Tough spot.

Hello Folks,        I had started this discussion with a picture and trying to get ideas to brighten the spot.  

Save a spot for me on the beach :-)

Unfortunately they are dark enough that the brillow just makes a rough, light spot when I try that.

Having that relatable factor with investors,  a backup plan, & networking with the right people put someone in a really good spot down the road. 

If you have plenty of cash and financial resources then your in a good spot but still over your head. 

I also think in that situation (town square lunch spot) that a ton of TI's are not necessary: the food will be the key so I would just do a lipstick renovation so everybody knows there was a change.

Seems you are a bit between a rock n hard spot.

Rehabbing Mistake:  When you pour a concrete foundation, if you want plumbing/sewer to come into the crawl space or basement area, you need to give the foundation guys the "sleeves" that they insert in the wall molds to create the holes for the pipes. 

A good investment focused agent will have an understanding of the formulas you are learning here AND will have a history in the area which gives them a huge leg up when it comes to spotting deals.