In a commercial lease agreement, is there language that can be inserted that mitigates the lease obligation of the tenant in the case of the tenant breaching the contract? 

. :-)A little background: my goal is to purchase my first rental property (most likely SFM) this year and I'm actively studying the market, as well as looking into various financing options.

Typically there is pre-printed contracts and addendums used and then an attorney handles the closing with title only doing the title search.Attorneys are used in more complex transactions however that require a bunch of custom language.

I had a very detailed plan (and lots of study) before I ever started looking at houses...Turns out my plan had absolutely no basis in reality, and if I were to rewrite my original plan today (with the same goals in mind), you wouldn't recognize it as anything even close to what I had originally written.

BUY IT and take the time to study and learn the principals.

I called the IRS today, and they said that the Code only requires it be available for rent, and there is no language requiring it be rent ready, rented or occupied.

As far as partial losses, you're referring to the effect of "co-insurance" language in some insurance policies.

English isn't his first language and although I am not excusing him( he really should have read carefully all the rules) I still want to help him.

Either go that route, or choose buying a house or buying rental properties as your focus to study and research.

Written in plain, straight-forward language, this is a treasure trove that showed me that even I can make money in real estate.