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. 

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?

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. 

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?

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

The seller’s agent will have to vet the potential buyer on behalf of the seller and if the potential buyer is qualified, show him 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.

if the answer is no.. then please keep in mind this will be next to impossible for you go get unless your financially strong enough to walk in the local bank and borrow from them. no HML is going to loan that kind of money on new construction for someone with no track record.UNLESS you put in a huge amount of cash.. up front. so were We see all these folks getting scammed is they don't realize they really don't qualify for financing.. there is some notion running around that HML are just equity lenders they are not.. they are experience lenders IE how many have you done.. first time borrower VERY short leash. so you have the scammers saying no problem  the bigger the loan the bigger up front fee they hit you with and never fund.If you have the ability to go on American Greed website.. look up the episode on Remington financial.. they were the mother of the pump and dump Due diligence scams..