Running a business (cafe and yoga) from a rented property

Hi all,

Absolute newbie here, so excuse my ignorance.

To minimise risk I am looking to rent a property (not office space, not a cafe) rather than buy to run my business from for the first few years. I understand what I need in terms of the paperwork (Thai majority shareholder, etc) but I can't for the life of me find any information anywhere that will let me do some work to an unfurnished rented house to convert it into the above business.

Is this simply a case by case basis from the landlord? If said landlord agrees, do I simply need to go through the usual procedures to set this up? Any special tenancy contract needs signing? 

Any advice appreciated. ????????