Our school needs a new home, FAST!

We've spent 4 years in the dark back corner of an old gym. The lease is up and we have to move. We've found a great space, and negotiated a fair rent, but with 1st, last and a month's security required up front, plus a fire inspection and repairs to a fire sprinlker [and the permit and inspection to go with it] plus 450.00 for a utilites deposit... we need over 6,000 just to unlock the door and walk in! And that doesn't include adding a handicapped bathroom, commercial signage, equipment and more. Our emergency fund doesn't even make a dent in it! We have to move soon, so the clock is ticking!