But I guarantee you the companies putting their name on the top of buildings in downtown Atlanta or Charlotte are paying a lot for it or getting equal value in lease negotiations.It sounds like your particular sign has some solid value to the business so I would start out asking for something for it in your negotiations and go from there depending on what else they and you want.The only caution I would throw in is to look at how valuable that location is to the bank.

In particular, we have a reserve (escrow) account that we put money into each month the year before to cover our property tax bill paid in January.

Right now the retaining wall has 1 window and a non-glass door that looks out into the backyard.

I've been speaking to several lenders for a few years on residential multifamily and 25% down is the minimum I've ever been told for non-owner occupying.  

If you're tryna go 0 down, unfortunately a govt loan wouldn't do since the home, particularly the roof, is in disrepair.

For example:Single family: You will probably be more limited with financing on a single-family because it will have to be a non-owner occupied loan (unless you try and rent out homes).

This is a building can be built virtually anywhere (almost any residential zoning, and in a number of non-residential zones). 

I'd love to tell you, but that specific of a question should be asked of a lawyer familiar with that particular Idaho Statute.

I have started investing in multi-family, non-owner occupied, and have set up LLCs for those, so I am familiar with the LLC process. 

I have particular strong feelings about this, but I may be the exception.The insurance and annuities side of your business will be a very distant next area of importance for me, but for a younger person that needs to provide for a young family without other assets this might be a little higher on the list for them.There is a financial planner in my local market that will also shop insurance providers (including car, home, health and rentals) to find the best value on insurance as part of their service for their clients.