I’m a real estate agent specializing in both residential and commercial real estate, with extensive experience as an investor.

I've got a 5 acre piece zoned commercial (parts of it) and agricultural. 

Many lenders offer DSCR financing for commercial properties, including self-storage facilities, especially in the $700,000 to $1 million range. 

We also hope to invest in a commercial property for our clinic eventually and rent suites out to other providers.  

I would think that if the tenant is paying for the addition, they would want to have a minimum of a 5 year lease, if not a 10 year lease in place in order to pay for the improvements.As in any real estate investment it is risk reward, I think with the current market and a stable vet tenant, that if you can get a 5+ year lease, it would be worth it to let them expand.If you are worried about value, you could always talk to a commercial real estate appraiser.

. :-)   But you might want to even consider putting up a yurt (glorified commercial tents that are relatively cheap) and furnishing it and then renting the place out on airbnb.Is there good fishing on that river?

No, the “great divide” isn’t between residential and commercial, nor between owner occupied and rental.  

You can still get a rental property first, but you’d need at least 15% down for a conventional loan on an investment property, or 20% if you're aiming for better terms.As for the LLC, it's possible to buy a property under an LLC, but conventional loans usually don’t allow that—you’d need a commercial loan.

Most big commercial brokerages do not share commissions, so if a deal is sent to you by an agent who is not the listing agent, you may have to comp them.That being said, your goal is to network and meet every broker in the market, so when a deal hits their desk, you are one of the first they call.Tell your real estate agent to bring you off market deals, or any deals that they list.

Either way, US Commercial is going to charge 2 points and a $450 processing fee.