Retail is typically minimum 25% down and usually more like 30 to 35%Underwriters define risk and numbers differently by commercial asset type ( hotel, retail, office, industrial,etc.)

I've been looking to master the sub2 method initially until I can move into other aspects of the sale.

I struggled in every aspect of learning wich was expected from a child who was raised In a bad situation mixed with alcoholism and domestic violence, but As i entered my third decade of life the world showed me just how brutal it can be. 

We live fairly frugally, and traveling provides good pay, well I define it as good at least, so we have substantial income left over for investments. 

This service is NOT for the investor who needs and/or desires to control all aspects of their investment, from research to acquisition. - Value Add: ConvenienceThe service would be as follows:An investor provides me with their preferences for acquisition cost, cash flow, property specs, location, etc.

I’ve been doing quite a bit of research about what lenders would require and the various aspects of bank loans versus agency loans.

@Ray HaywardI would start by defining a scope and creating an actual budget for the work to be performed.   

If you can debt ratio and don't have more than 20% declining from the previous year, you should be good on that aspect of the loan.If not, you can do an Investor Cash Flow loan where no income or employment is listed on the loan application and the only requirement is that the property rents for the same or more than the PITI payment of the mortgage?

No one likes surprises and you want to define this as a business conversation.Show them market, let them know you have an obligation to your business to bring rents to market and tell them when u are doing it.

Free Advice: Create two LLC's one for flipping and one for your passive as this will prevent domino effect if one aspect fails and make sure you setup proper firewalls to prevent commingling funds.