The typical fee they charge up-front is $4,000, but they were able to get $5,000 out of me because I was new and nieve to the commercial lending agency. 

It's a different business model than the typical broker-investor relationship.

Quote from @Scott Trench: @Scott Johnson we typically don't delete forum posts, and I don't see a reason to make an exception here. 

However, these programs typically qualifies borrowers based on their income, such as tax returns.The DSCR would be a good option considering you and your husband are entrepreneurs and the tax returns don't look good on paper.

Yes I understand what you are noting, and I believe on the commercial side of things they are typically not putting their names on the docs like you do for a resi loan but just brokering/underwriting it and collecting a fee as a 1099.

This requires 10% down and you typically just have to live in the property for 14 days out of the year.

@Philip Beckwith typically in Michigan, you can only do a tax appeal in February.The instructions will be on the back of your winter tax bill.You will need to have great comparables to challenge the City Assessor's valuation.

Typically, a Subway will go for 3.25x EBITDA.

Lock-out, should they continue to not come even, would be typically less than 14-days.Unless the tenant comes even with the rent (which would result in dismissal of the non-payment of the case), there is generally limited defense to this process.

I have a property on the barrier island that I do not want to list on MLS but I am interested in connecting with realtors or investors who typically sell or buy pocket listings and may be interested in this property.