Ive been stuck in LOs with sellers and a flat market.   

The addition is a flat roof.The only other major thing the inspector found was cloth insulation.

But an investor offered to pay for repairs, pay him a flat rate.

That 200k NOI in 10 years maybe worth 170k.So you at least want increases in option periods as it's typical to have flat rent in the primary term of the lease.Lot's of other items to consider.

On roof decks I put those snap together composite “tiles”...better than having tenants walk on a flat roof and eff it up. 

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I checked the panel & it was a 60amp with screw-in circuit breakers ALL 30 amp on 15amp ga wiring & that panel was hot & it serviced both units???.

I attended a local REIA webinar in OKC and a few of the panel members spoke about the importance of coaches to help guide and set up systems.

Your making a polarized argument negating any and all of the data points and economics that point out your assumption is flat wrong.

Possibly consider in the interim with retail/restaurants offer a percentage lease where you get a percentage of their business instead of the flat rent just to get everyone through or maybe a deferred payback plan.