Of the four major real estate food groups, it probably has the clearest horizon this year. 

We initially planned on renting for another year, but figured that if we will be living in an apartment type space for another year, it would be very rewarding to pay ourselves rent rather than paying someone else.

Find ways to reward them by closing multiple deals with them .

When thinking Cap Rate in any area, the reward rises with the risk. 

I wouldn't tell my tenants to stop eating sugar and processed foods so as far as I'm concerned a tenant can do what they want with his or her body and whether or not they want the vaccine is none of my business. 

I'm guessing slightly below market x2 any advice, food for thought greatly appreciated!

Once COVID is over, we are looking to lease the ground floor of our 4 story building for food retail/ general retail. 

YMMV, but I would never put those relationships at risk over money.The risk vs reward analysis fails every time - at least from what I've observed.

It will be more work, a slower process and a bit more risk, but the rewards are all your and it's your foundation that you can build off of later.

Just food for thought!