@Matt Dabek Hi Matt, commerical loan terms can be confusing if you have never heard of them. 

Then I went to a Commerical lender who gave me a value of 185k based on income.

In the REI biz, we set them up as 'Res' and 'Com' for top level (Residential & Commerical), then property address for 2nd level, and unit number or garage number for 3rd level.

Commerical properties are often leased on what is known as a "Net Lease" where the tenant pays certain costs that a residential landlord would normally pay.

And of course you could do what every great commerical Broker that sells MF does.they pick up the phone and talk to them bottom line relying only on E mail is could be your issue.

try www.loopnet.comthere's a lot of commerical properties & land properties for sale , some are bankowned and aren't so you have to just search in your area.Or, you cantry your daily territorial, usually bank owned properties including land are listed there.Also your county assessors list all properties that are being foreclosed on,.

But I increased the value by $100k.But I didnt give up, from there have done 5 transactions.Flips, commerical rental build to suites etc.

You have got to own something outright or have equity or blue chip stocks to put up as collateral for the down (20%) equivalent to cross collateralize with a commerical lender.

commerical loan plus private money How did you add value to the deal?

Commerical paper doesn't seem as interesting because it's largely an intangible.