John: welcome to RF, there are or were a couple of vendors here from Tulsa. I’m from Tulsa but now, am stuck here in sunny FL. joy, joy. I have heard mixed reactions here on how cart friendly Tulsa is. I would guess it is like most other places , depends on your HD rep. The commissary rule is a state rule, don’t see any way to avoid it.
You say the location is downtown, is that near the Williams center or down toward the church. Just curious.
Before you jump in make sure there are no upcoming changes in regulations that will change the game. This businesses just like any other, 99% location, location , location. good luck.