So, looking for a new job, I have a friend who's willing to be a partner (but we haven't hatched out all the details yet), and interior design work.

No one will sell you a general liability policy for less than 10 times the insurance a PA contractor needs, so...As you can see, pretty much the whole Pennsylvania GC registration licensing system is all smoke and mirrors designed to give the public a cheap illusion of confidence in an army of bumbling handymen and to keep a second army of insurance industry lobbyists fat and happy.It's a bit different if you want an electrician's license for the city, and plumbing licenses, yeah, they're the real deal.There is absolutely no conflict between being a PA-registered or Pittsburgh-licensed GC and having a real estate license.

Thank you.In the context that I have no real familiarity with the concept and I'm using only general business principles in these suggestions it seems to me that:1) Sebastian's concern, while legitimate, can probably be dealt with by way of options to renew within the lease (perhaps extending out 5 years or so); and,2) Andy's comment about extra security deposits between him and the owner being limited by law (though I'm not advocating that you should provide higher deposits than you are suggesting) may be worked around via a lease that, while similar to regular residential leases in wording, is designated as a commercial lease (a business-to-business lease) which it surely is anyway. 

Grand opening this month.

commercial grade machines are designed to withstand laundromat traffic which is several uses per day  365 days a year for years.    

Based upon those goals, invest your designated amount accordingly.  

There just isn't any inventory in my local market (Kalamazoo) and Grand Rapids, the other major market in West Michigan, is way over priced. 

I can complete the design/build of the project and possibly help with the funding/financing.

You should check out Crime Prevention Through Environmental Design (CPTED) it was brought to my attention by a fellow BP member who is a veteran investor.

I've recently starting maxing out my HSA, solo 401k, and investing on top of that a few grand a month in an intelligent advisor robo account at Schwab.