A savvy qualified buyer would condition their offer on you replacing the full roof.

I'm glad you were able to meet the time/points requirement to qualify for the application as well as pass your broker's exam. 

Lender determines they would need to show 150k in income to qualify for a 500k rental property. 

You must use the services of an unrelated 3rd party called the qualified intermediary. 

However, none of the below qualifies as acceptable:just put the same as last yearnah, I did not make any profit last yearI guess between $10k and $20k per property, or maybe $25kI dunno, how much expenses are normal for my business?

There is one business in particular that has been very tempting to try and acquire, but I am not sure the next steps to actually go about doing it.Questions like: Confirming it qualifies for commercial real estate loans (SBA), what type of network (brokers/lawyers/etc) would be needed to appraise and finalize a deal, and where to look for that network.

It makes total sense that I would need to prove my company is profitable for some time before borrowing.what would happen if I qualify and aquire a loan while I'm still an employee, then become self employed?

But, maybe, I mean, I'm no therapist, but maybe this isn't the place. 

Did you get qualified and tell them you are also getting a $300k interest only second loan on the property?

Run the comps to see if you would profit from the sale, keeping in mind that you should qualify for nontaxable capital gains.