BiggerPockets also has a calculator to analyze deals, and I highly recommend you start this as soon as possible, even if you are not ready to buy.

@Sang Kim- thanks for clarifying you are trying to get a commercial loan ...this is a  completely different product than a home loan ...You still should be able to  locate and obtain a good commercial loan  without  having to pay any fees upfront  ( other than possibly paying for the appraisal after the  loan has been  approved )

Con - lose any possible property appreciation over the next two years.

It is possible that over time, Google ranking metrics recognize the uniqueness of your key words, and you move up in the rankings organically (without a cost to you), so that you can be found easily on Google searches for your location.  

They do seem possibly open to seller financing the difference of $172K.

I'll refi as soon as possible and then have my HELOC available for my second property. 

But be mindful of the debt service requirements and ensure your rental income is sufficient to cover the loan payments.It’s definitely possible to scale up with DSCR loans—many investors use them to build large rental portfolios.

Consider reconfiguring the layout to add windows where possible. 

If I see a listing come up that I want access to ASAP, their value is earned by getting me in and drafting the contract as fast as possible.

Hopefully, try to get as much as possible for your nonprofit.