Should I be seeking legal counsel?  

Should I be seeking legal counsel?

Let me throw out a couple of other features: no income qualification (yes, you read that correctly), no pre-payment penalty, ability to run multiple projects for the same amount as running one project in the traditional manner, lower interest rates, and so on.  

Seeking tips and guidance

If you really have no outs, then the comment above about seeking out other financing sources is probably the right answer.

You could write penalties into your lease, but would you really expect your tenants to be held accountable?

Seeking a mid-size operator who is city-wide/regional and is comfortable taking on value-add opportunities. 

I am talking with my bank to refi my primary residence, but my commercial mortgages have prepayment penalties and are set by my bank's internal interest rate floors, since they are balance sheet loans, fed rates won't bring them any lower.My HELOCs are lower now, but nothing I can or will be doing with those, as they will always remain floating, so there is no benefit at this point.

I am seeking a good cpa or enrolled agent in the LA or greater LA area that I can contact in regards to rental properties and maximizing deductions, calculating expenses using different strategies (i.e brrrr, barrr, flip, etc.) and someone I can seek advice from. 

Do you have any prepayment penalties on the commercial loans?