First time commercial buyer. Financial analysis advice.

[Jack Reed Durand]

1. Just paid off my student loans and have $53K in a mortgage, which has at least doubled in value, if not tripled. 2. I make $145K/year. I want to explore buying a $370K dentist office that rents for $2,810 a month and is listed at a 8.3% cap rate. The HOA is roughly $300. Im hoping I can put 10% down and then refinance in the future. There are 4 years left on the lease and two 5 year options left on the property. Ideally I would have 4-14 years of consistent payments above the monthly mortgage costs, and could refinance down the line after having years of payments in the property, plus I should have more personal cash to put into the property. If I take out a loan for roughly $330K at 5% interest a mortgage calculator says I would pay $1,600 a month. If I gain $2,500 a month after the HOA payment ($2,800-$300), what other cost additions should I add to the $1,600 to figure out my monthly net that I’m not thinking of? Does the math on this property make sense? Also, what would a reasonable interest rate be to pursue given I’m a first commercial time buyer? I have excellent credit.