Banks/lenders won't care how many books you read or your drive, they'll want solid proof that they will get paid back. 

Also, I would recommend finding a real estate agent that you trust, and also start talking to lenders (banks, mortgage brokers, credit unions, etc.)

When I search there are some commercial NNN properties which are around or over $1MM with corporate guaranteed leases for atleast 10 years and goes up to 20 years (like Fast food Restaurant chains, Banks, medical offices etc).

If less than that, let's say 80%, you deduct 80%. 2) if you use the money for the personal purpose, it is not deducted. let's say you use remaining 20% from above eg on a car, you can't deduct that. 3) if you hold the money at the bank that is your rentals bank account for future repairs and capex, it is deductible at the rental level.

So far I'm finding banks that will lend 75% on the sales price, not the ARV.

Banks don't know what they are listing, they are wrong about property size, # of bedrooms or bathrooms, occupied status.

If your lender has not already pulled your pay stubs, banks statements, W2s and tax returns - like the "instant" pre-approvals issued by Rocket Mortgage and Quicken - it's garbage.3.

There is really no common area except the backyard, which I'll be taking care of since I enjoy it, and i'll be living there.  

We are in the process of purchasing our first 8 plex building in McAllen, Texas using a small bank 75% Loan to Value commercial loan.

Banks are definitely tightening up their lending.