The catch is that the populations are all recent.. recent as in, massive booms in the last 40 years when suburbs ruled the development world, and density didn't necessarily increase except in the most urban and highly commercialized sections of the city (city centers primarily, which is mostly class-A prime real estate). 

So as far as I am concerned, I can only speak to the rehab part, it is a little off or light, also it may be that I come from commercial/government construction sector, so that might affect my opinion.

Commercial is a whole other ordeal. 

I've been working on real estate investments (both multifamily and commercial) for the past couple years and have learned a lot about the process.

My tax specialist is telling me I owe about $16k in capital gains tax because I had converted the house for commercial use.

To be honest am unsure where to start after buying raw commercial land.

The only “negative” about them, imo, is that almost all the focus is on residential, or if commercial then apartments.  

Does anyone have recommendations for a good commercial lender?

I'm not sure if DSCR limits the number of structures per lot but if so, and you are indeed talking about multiple structures on 1 lot, I think that a commercial loan from a local/regional bank could be a good fit if DSCR won't work.

Does anyone have recommendations for a good commercial lender?