Can I qualify for a commercial loan?

[Michael Marcoux]

So, here's the (literal and figurative) deal:

2 of my acquaintances have a pocket deal for me. It's a 4-plex in Baltimore with $3,430 gross rent and a NOI of $1,778. Asking price is $195,000. If I could find a 20-year commercial loan that would let me put 20% down @5% interest my monthly payments would be $1,030. That leaves me with $748 a month. So far, so good, but here's the catch.

I only have $15k max I can put into this property. My acquaintances are willing to subsidize the remainder of the downpayment, which, with closing costs, would entail them contributing ~$28,500. Their repayment terms are 5 years @10% interest with no penalty for prepayment which means I would owe them $538 a month. That leaves me with $210 in profit a month (well 610 really, but 400 a month is being set aside for repairs etc.) 

With a profit margin that thin, is any commercial bank even going to talk to me? I would use a conventional loan, but one of the tenants is a business (barber) so I assume commercial loans are my only route. What course of action should I take?