How to properly sturcture money at closing deal?

[Tracy Brown]

I have 2 commercial deals that interest me where I can purchase under value, get cash at closing and debt service the properties with profitable businesses.
1) Plan to buy and hold.
2) Owners are anxious and one has a lispendance filled so they're extremly ready to deal.
3) I am working with limited funds so seeking creative financing, will consider a joint venture and I have great credit(745 Fico). I would like help on presenting my deals to a lender in a manner they would want to approve the loan, issue a Proof Of Funds Letter so I can make ligitimate offers.

1st deal is a free standing town house recently converted into a resturant night club with excellent mechanicals, havoc, commercial kitchen and liquor license already in place. Located in Manhattan N.Y. in an area where townhomes are selling for $1.5MM-$2.8MM. This one is offered only at $1.15MM.(This property has a lispendence filled).

2nd deal is a much smaller price of $160K and is a 6000 sqft. warehouse with a lot to be used as a car dealership. This owner is ready to deal and would owner finance or would be prime for cash at closing of which to be used to go toward helping finance and jump start the business. Also located in N.Y.

Do lenders want to hear all of this? Or are they just expecting you to pay the mortgage 30 days after your closing?

How do I present the offer and structure the contract to legitly recieve $20-$40K at closing? :D