Help! Small commercial rental in NJ

[Jeffrey Ascough]

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Hey guys,
Above are calculations for a small NJ commercial building that I have under contract.  Have had some difficulty securing decent funding options.  These calculations are set at me putting 40% down ($187,900 purchase price) with around a 5% interest rate.  These are the best terms I've found thus far (spoke to all different types of lenders..CU, banks, private money, hard money, etc) that don't require me putting $15k extra down in closing fees.  I do feel the building is slightly underperforming and the downtown area that it exists also has big plans for a total makeover to re stimulate the area. Thoughts?