4 unit multifamily + store

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Seeking advice..

Looking at a c1 zoned 3 plex. 1 basement unit, a commercial store and then on 2nd floor a 1bd.1bth apt. This could be rehabbed into 4 residential units by adding two units to the third floor. giving 1 unit in the basement, 1 on 2nd floor and 2 on 3rd floor for 4 total, 5 including the shop @ main level.

With 20% down monthly payments are 2100. I know the commercial store's rent alone would be close if not break even on mortgage. 

am I missing anything? Seems like a no brainer type of deal, assuming that doing my due diligence the store unit alone rents for 2100 and I can reno in the 2 units on the 3rd floor.

What I need advice with is qualifying w projected rents.

I know I could take the current basement and apt on the 2nd floor rents to help qualify at 50% of their rents.

 What I would like to know is if I can also use projected rent from a commercial business from the shop in this way too?

Also, if I can show the reno is possible to make 2 additional legal units on the 3rd floor, and get estimated market rents for the units to be added can i then use the estimated market rent on units that are to be built to also increase income to help qualify?

Further, is this a 4 plex because of it being 4 residential units. or is it a 5 plex due to the shop.

Thanks in advance.