You absolutely can, it will just limit the buyer pool a little bit!

While I can see the incoming administration "deporting" (technically) large numbers of people who cross and are immediately sent back to the other side of the border, I believe that the number of people who are deported from this country in the sense that they are ripped from their communities not immediately adjacent to the border and forcibly sent to another country will be less than 100,000 in aggregate over the next four years, and largely limited to violent criminals in red states. 

You mentioned that your DTI is over 50% with less 10% down, so that's not an option....that 50% limit isn't necessarily a hard-and-fast rule, so you may still be okay @ less than 20% down (not to mention not all lenders calculate income the same way).

Confirm the zoning limitations: Mixed-use zoning can often allow for more flexibility, but you need to get the exact details.

But he has clear advantage of getting much larger deposit (landlord in most jurisdictions is limited to collecting 1.5 or 2 months' rent payment, which he must place in an escrow vs. $8000-$10000 Scott can collect and use for any purpose the next day). 

They usually sell for a really attractive price because investment property financing is (obviously) difficult, somewhat limiting the buyer pool to owner-operator small business owners (who in turn are typically great clients, as well).  

This tends to be more time intensive and more for someone that has a lot of time and limited income as you may find a "home run" type deal with some effort/energy.

This could limit reinvestment potential.

I am not sure if anyone else saw it:"Full and Liquidated Damages": This limits both parties to just the damages stated in the contract.

Our last deal we engaged a mortgage broker that also brought a Private Equity LP (Limited Partner) to the deal.