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. 

Many lenders see recent transfers as a risk, which could affect your terms or lead to a denial.Regarding taxes, changing the property's ownership can have some effects.

Since I'm an agent I do have access to non-owner occupied properties so my challenge lies in determining cost-effective marketing strategies. 

The diagram below illustrates this cause-and-effect relationship (click to enlarge).Also, the goal of real estate investing is not to own property.

You really need to put in the time to solve this problem effectively.

(vii) would seem to indicate that you'd be acting as an unlicensed broker.(1) "Broker":(A) means a person who, in exchange for a commission or other valuable consideration or with the expectation of receiving a commission or other valuable consideration, performs for another person one of the following acts:(i) sells, exchanges, purchases, or leases real estate;(ii) offers to sell, exchange, purchase, or lease real estate;(iii) negotiates or attempts to negotiate the listing, sale, exchange, purchase, or lease of real estate;(iv) lists or offers, attempts, or agrees to list real estate for sale, lease, or exchange;(v) auctions or offers, attempts, or agrees to auction real estate;(vi) deals in options on real estate, including a lease to purchase or buying, selling, or offering to buy or sell options on real estate;(vii) aids or offers or attempts to aid in locating or obtaining real estate for purchase or lease;(viii) procures or assists in procuring a prospect to effect the sale, exchange, or lease of real estate;(ix) procures or assists in procuring property to effect the sale, exchange, or lease of real estate;(x) controls the acceptance or deposit of rent from a resident of a single-family residential real property unit;(xi) provides a written analysis, opinion, or conclusion relating to the estimated price of real property if the analysis, opinion, or conclusion:(a) is not referred to as an appraisal;(b) is provided in the ordinary course of the person's business; and(c) is related to the actual or potential management, acquisition, disposition, or encumbrance of an interest in real property; or(xii) advises or offers advice to an owner of real estate concerning the negotiation or completion of a short sale; and

So far no bites, but we'll see what happens.Another thing I'm wondering is how much of an effect rising rates might be having here.

@Tom SaharThere are always deals to be found, but the effectiveness of your marketing techniques determines your success rate.

My first thought was an extensive TI package that was effectively financed into the rent.   

The key is to be detailed and consistent in your logging.For our clients, we provide a custom spreadsheet to help track activities more effectively.