Does anyone have experience in enforcing a personal guarantee on a commercial lease default? 

In a large multifamily, you'll need a partner who can sponsor your debt.For a small conventional property, you'll need to tag team with a friend or family member who can guarantee the debt.Partners are your way to go ...Unless you can talk the seller into financing the deal.

But I can pretty much guarantee you that investing the 100k cash in hand will result in much larger profits than the 210K we are talking about after 15 years.

Try to get the best guarantee and credit that you can if possible.Restaurant is a tough business.

Some people, like Paula Pant, seem to imply that hitting the 1% rule should guarantee decent cash flow and a property worth buying, but other analysis methods make me think 1% is too skinny of a deal. 

@Alvin RichmondWe now buy all our properties under our LLC. difference is; all three partners have signed and been approved for “personal guarantees”, and all loans are 20% down, 25 year amortizations, and 7-10 year balloons.

If tenant's rent was due on the 1st of the month the seller has the right to hold (not keep) the deposit because there is no guarantee the escrow will close when scheduled.

There may be a personal guarantee stating that you will pay back the loan in the event your business defaults, but if you're buying the property as a corporation, then the loan will be made to that corporation and not go on your personal credit report.

@Eric La Pratt I would talk to Natasha Robinson at Guaranteed Rate.

There is also no guarantee that this next fix, which is extensive, will solve the problem either but, like the previous fixes it is our best course of action based on the current information.What are the chances things go smooth?