Looking to purchase a commercial property - creative financing

[Allen DeRolph]

Hello, I'm looking to acquire a commercial property as my first go into real estate investing. This place is mixed use and has the ability to not only bring in market rate value and beyond but also be the foundation for a car and food business. So as where a typical commercial property is bringing in 1stream of revenue for what is was built for, the one I'm working on, has the ability to bring in 2 more streams of revenue without hindering the first. The risk is mitigated as much as possible from this scenario while maximizing profit. Excellent Roi. The challenge is from my current financial position, I don't have 2 years in business to get the SBA loan with highest LTV (90%). I will be putting in an offer of 2.3 million that I hope is accepted. The agent said the property could be worth closer to 3million. It needs maybe just some pavement work for several of the parking spots. I was thinking the best option would be is to get a hard money loan hopefully no higher than 80% LTV and refi after 6 months or so. During that time the property could be totally occupied and have the car business showing revenue from the start. Get it appraised, should be 500k of equity at least from the start of purchase price 2.3 mil if true value is closer to 3 mil and showing other revenue. So even at 20% down, I'm still at 460k. I can maybe bring in 150k-200k but the difference, I was wondering if its feasible to ask agent to propose to seller to carry remainder of the deposit as a 2nd mortgage and I pay her back aggressively after property maxed out. It would make the loan approval more feasible and she could make more income from the interest. I think it might be a long shot but I won't know if don't ask, right?

Is this situation attainable or would it be better to have a separate lending source to carry deposit note if possible?