what are investors looking for, compared to HML's

[Kevin Mcfarland]

I need to generalize here as this seams to be the proper forum to figure out how to propose a deal to an investor.
An existing gas, car wash, and c-store need to build pre approved 4 bay lube center. I am trying to accomplish 2 things;1st- move away from private money, to less expensive commercial bank loan. The new loan would have more then enough capital to consolidate all other debt and 2nd- have funds available to build lube center. It also lowers existing debt service by 40%.
To qualify for a commercial mortgage I need to lower the LTV, in order to get there, I would need an investor willing to put up $1.4M, 25% of the total value (includes business evaluation), or 35% of the "AS IS" value, (land and buildings).
Once lube is built it would add an increase in value, of at least 15-20% in investors share. Also creates the added income the lube center brings in, adding more profits.