I’ve found a way to avoid all that BS that’s all.

Thank you for sharing and helping others avoid the same problem in the future.

If you keep this tenant you avoid the vacancy and face late rent from now on.

Any challenges or things to avoid?

Looking back I would have done an 80/20 loan to avoid paying PMI.

Avoid wood or laminate flooring.

Since we are new we have no idea how much of the converting of the space into restaurant will cost and how much in TI landlord normally gives to tenant so that's why the question (along with the TIN question).As your suggestions on TI/TA:1) Will go with this.2) Or this.3) Will avoid this because we already got burned by this. 

Taxes and long term financial planning have always been an area I have avoided like the plague. 

I think you already know the right answer but something is holding you back - compassion, avoidance of conflict, etc. 

As a guy who enjoys face to face contact when it comes to business I am tempted to go with the local firms in my new area, however I also have little experience and want to avoid being taken advantage of for my lack of knowledge.