I understand this may prevent me from getting the absolute best terms on a HML, so I'll turn to professional before I settle on a lender, but I'd like to start the shopping process on my own.

There may be requirements to cover the trash service depending on the town.My first commercial loan was 30% down, 20 year term (adjusting after the first 5 years). 

I would never do sub to for the purpose of holding long term rentals  ( at least personally) .

Whether it’s an offer to purchase a property, to provide equity capital, or to provide financing, I merely state the price/terms I’m willing to pay.

From what I’ve read in The Economist, short-term construction loans or hard money financing could be a great fit to cover the $90K needed.

I will be furnishing one side for now and leasing to a mid term rental until i get a property management company that will work the property or get it leased out to students What was the outcome?

At the same time, my market appreciates well so I gain significant value by holding on for the long-term.

Or maybe a liquor store, which may seem innocent, but could bring in a different crowd.In terms of "when to sell," it's all about what you plan on doing with the money.

Long term play would be to either use it as a short term rental or 1031 exchange it after 2+ years.

that OR consider buying a property you could short-term rent to people who literally just want to visit the casino if it's a large/decent one.