I am not knocking extract brewing on the whole, hell I only do extract brewing.
But let's read between the lines, or read the OP for that matter, he said extract brewing for a cheap start.
Couple of things wrong with that,
First, extract ain't cheaper then all-grain, we all know it's a fact. Of course you might spend more initially on equipment to do all grain, but you are planning on brewing 13k gallons a year, so your ingredients are going to be a much larger expense compared to equipment.
Second, why start cheap and at the same time plan to make 13k gallons a year? To me craft brew is start with quality and move on to larger quantities. The first thing you say in your post is how "
" you are about your partner's commitment, maybe that's the first thing you should move past before getting to far ahead of yourself.
There is also a lot of discussion of costs of materials, such as fermenters and grain bills, but how about your costs for energy, water, pumps, refrigeration, ventilation, space, extra tanks, filters, and manpower? With all that water in pipes and tanks, just the cost to cut the floor and install drains everywhere is going to cost you (sounds extreme, but if you've been to a brewery/brew pub you know what I am talking about) Insurance also!
My suggestion is to talk to the brewpub people, not the homebrew people. Unless you'd be in direct competition with another brew pub or small brewery, I don't see why they wouldn't help you out as much as they can, probably a lot more then any of us can.