How can I find a commercial lender who will say yes?

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Okay folks here's the challenge. I have located a mixed use property in Baltimore, Maryland. There's a tavern on on the first floor in a good neighborhood and the second floor has a 3bdrm apt which could probably be converted to two seperate units. The asking price is $250,000 and everything inside conveys including the liquer license. Appraised value is $290-300. total space is around 1800 sq/ft/taxes 1150. Tavern has been closed for four months.

So far, I've spoken with at least 5 commercial lenders who either wanted, collateral property in the area(which i dont have), 20-25%down($50,000!!) or extremely high application fees, closing costs. They didnt ask and werent concerned with my income/credit which is in great shape by the way. Most were excited until, I mentioned the part about the bar/tavern as suggesting they have a high rate of failure which scares the daylight out of investors. The upstairs alone could rent for 1/2 of what the mortgage would be and also if I decided not to open the bar myself, I could lease it out. So, based on what I've said, does anyone know of a bank/lender that works with investors for bars/taverns/lounge/mixed with apts with less than 20% down? Please advise, thanks