You may have a unique property.Many DSCR lenders use idcide.com for their rural designations. 

The rent is guaranteed by other tenants, the regional chapter or the state will pay the rent.Those podcasts are designed to attract eyeballs.

Some H&R folks have earned the designation Enrolled Agent or EA.

Full disclosure, I recently started coaching rehab for them since I have 20 years experience in remodel and design.

Before you move ahead is there a particular reason why having this commercial space is important to the project or are you building this design because that's what the zoning requires?

For under $300k, both shipping containers and modular homes can be great options—modular might offer a bit more flexibility with design. 

Our understanding is that if we designate the $60K as "OPTION CONSIDERATION" - these funds and the USE of these funds are NOT Taxable to the property seller UNTIL one of two things happen; # 1 the OPTION gets exercised, or # 2 the OPTION gets cancelled.

Design- in my market I don’t see crappy units, they are all nice.

Conventional financing is geared and regulated for the owner occupied homeowner and is designed to protect that borrower from poor lending practices.  

However, I noticed that most homes in the neighborhood have vertical fences.Do you think it’s advisable to go with a horizontal design, or would it be better to stick with a vertical style to maintain consistency with the neighborhood aesthetic?