How far can I negotiate with a bank on my balloon due?? Need advice and tips!?

YOU agreed to a balloon payment when you signed the loan. The fact the maximum they are willing to give you a NEW loan for is $10,000 less than you owe is YOUR fault as much, if not more so, than the banks fault. If the best rate you could get 7 years ago was 8, you were considered a BAD risk at the time, and it sounds like you still are. I doubt you EVEN could afford this building. You have exactly 3 options. Find $10,000 to pay down your debt, sell the building, or find another lender. Of the 3, I don't believe #1 or #3 is going to happen.