This isn't a complete business plan but it's a solid component of it. 

However, the big hurdle has been that most lenders that we have spoken with want to see the retail component of the project at least 50% leased prior to commitment.

I too pay close attention to current components and appliances condition and life expectancy.  

If all major components in the property are new (or recently replaced/upgraded) and you don't have to worry about them for a few years, then not as big of a deal and you can building up the rainy day fund.

You are better off analyzing the remaining life of major Capex components like roof, windows, plumbing, furnace, AC and have a reserve fund set aside as part of acquisition cost.

The three components are an online portal that customers can use to rent, pay for storage etc., a industry specific cal center and "boots on the ground" (an individual who is local to the property who can perform the needed onsite tasks).

Basically want to know the components of closing cost and who (buyer or seller) pays which one?

However, until I have a property inspected and know the current condition and life expectancy of all major components and appliances I will not lower it.  

Owning a total of at least 16 units will make any unoccupancy, especially unexpected, will make any less painful. 

Once you determine the current condition and life expectancy of all major components and appliances you can adjust the CapEx reserves requirement.What are you including in the $200 Misc?