@Ethan Mastrodonato The whole point behind having the security deposit is to protect the landlord against excess cleaning, breakage, or theft upon move-out.

What's the best way to structure a counter offer to protect myself while completing improvements and construction of shop while we are in "pending" status?

What's the best way to structure a counter offer to protect myself while completing improvements and construction of shop while we are in "pending" status?

If there's a public school across the street, is it a plus or a minus?

When it comes to asset protection it is an attorney.  

That is public record. 

The many added bonuses of course include that you'll avoid all kinds of tenant-related problems in the room and be able to address all sorts of suspicions, so your notice should read, "under 24-hour surveillance for your protection."

So I don’t think you will be able to have one signor on the mortgage unless you build a relationship and history with the lenderYou should seek an attorney to discuss asset protection with properties and ownership. 

Learn the risks of Land Contracts and how to protect yourself.   

This will protect you from liens on your property should the contractor produce an invoice for additional work that you didn't sign off on/agree to.