Agree with Brad, if using sba you will want to separate out the values. You may get a higher amortization than the typical 10 years but the cash flow historically will still have to work with the proposed purchase price including RE

I did a deal like this last year. I'd recommend (though consult with a professional here) separating the deal into two entities - real estate and operating company. Value each as if opco was paying market rent. Probably easier if you ever want to do a sale leaseback of the property, sale of the business but not the property, etc. Might get a bit trickier if you have investors that are investing in both at the same time so not sure what the equity terms might look like if its all rolled into one.