Am I on the right track?

I assume people with kids would draw that line even lower.  

James,Have you asked the client what the entries on his sheet mean?

They want you to bring an offer based on its existing condition.  

Does anyone have suggestions on lease agreement paperwork and how I can obtain one.

If anyone knows of any tutorials on the info I actually need on the platform that'd be much appreciated.

NNN lease is the only type I would do on a 5/10 year commercial lease. 

Quote from @Lisa Broderick: Crazy that anyone would think that's a good investment.I learned what I needed to know by reading a few books and asking questions online.

Unfortunately, I don't think it's realistic that you will find a generic commercial lease online that checks all the compliance boxes for your state, city, and county.There are limited service property managers that will do retail tenant placement (rather than full property management, which it seems like would be overkill for this one commercial unit you manage), and this would be included as part of that basket of services.You could also hire a lawyer, but I think that property management company will be more cost effective. 

What is your current rate on that 370k?