I would concentrate on the local community banks and credit unions that will do a portfolio or commercial loan.

Government generally likes new facilities rather than rehabbed single family dwellings, depends on the tenant concentration.

It's a map showing the rent to price ratios (1% rule) for Sioux City Iowa.I would concentrate my search on the darker areas, these will yield properties that meet the 1% rule more often. 

Was all set to place an order but the Building company decided to stop doing commercial buildings and concentrate just on their Grain Storage equipment/buildings. 

This area is uniqe with the high concentration of government and tech jobs and still growing fast. 

Concentrate on improving your credit score, earn maximum income possible for the next two years and live as frugally as possible.

It's inspiring that a young dentist is willing to also work a part-time "side-hustle" job of REI to improve your chance of financial freedom earlier. 1) You could just concentrate on growing the best dental practice possible....live frugally, save a little, take what comes.2) You could add a hobby of trying to invest smartly in stocks, bonds mutual funds to try and grow your wealth faster (without sacrificing your dental practice)3) You could buy a couple rentals and try a relatively passive REI that beats #2, but doesn't detract from your main dental practice4) You could get even more involved and hands on in REI, to really try and beat #2 and #3 with higher IRR% REI.....but how much of this "hands on" can you handle part time before it becomes relatively passive long term rental.

Banks will have a concentration of loans issue not only by the amount but also with any one borrower exceed ten per cent of their portfolio, I doubt you'll get that big knowing there are some large banks in Austin.

An extra point or two in interest, another 5% down, not financing the completion or impact fees... all those things will dramatically affect your cash on cash returns which is the metric I concentrate on most.My only other question is why are you paying fair market value?

We would email and text back and forth and they would always say they would get right on with whatever the task is we were/are concentrating on accomplishing and then I feel no action would be done on their part.