How Can I Buy This Property?!

[Nicholas D Greiner]

Hello,

Quick summary: My wife an online consulting/marketing business (LLC) that grosses 200k+/yr with very little overhead. This business is not real estate related in any way and the business owns no real estate. I currently do admin/taxes for the business, which leaves ample free time. I worked 7+ years in coffee management and would like to start a coffee shop in our town, which does not currently have one.

We have a perfect building (200 years old, lots of character/history, exposed brick, hard wood, structurally sound, downtown). The price is 190,000. The building requires about 160k work put into it. This seems to have scared off many investors. I am prepared to do this work myself. 

No bank wants to provide a commercial loan for the building+ costs without a general contractor submitting plans and 30% down (reasoning is that food is high-risk and the business has no food history). This leaves us with no working capital to actually run the business (30% on 250k loan plus commercial closing costs). The bank also does not want to loan the 190k for the building purchase without us having financing for the rest of the work that needs to be done. 

I would like to purchase the building for 190k and then simply complete the work myself (This would push it closer to 100k instead of 160k). The previous owner lived in the third story and also worked on the project himself, but personal issues took him out-of-state. I know I could easily qualify for 190k on a residential loan. 

Is is possible to obtain a residential loan on this building without moving into it? 

Is there any other feasible option to obtain this building without putting 30% down on 350k?