You should be able to shop local lenders and credit unions and get a much lower amount of cash out of pocket while still achieving your goal of 75% or even 80% LTV on a commercial note.

My wife and I don't want to follow the scale up construction company model (we already did and it wasn't the best).We do a lot of labor on our projects and are looking in to the future and realizing our bodies will not hold out over time.

The MLS is good, but that's where 99% of the buyers shop so competition will be fierce and a bidding war will kill your cashflow.

Teaming up with Mexican retail giant El Puerto de Liverpool, the family has made a $3.8 billion bid at $23 per share.Nordstrom, like many department stores, is struggling with changing retail trends, including competition from discount chains and the rise of online shopping.

Bought an auto repair shop for 30% of value because of environmental problem.  

The last thing you want to do is shop it yourself, have no clue on the bank's closing rate, and guidelines, and pay for an expensive appraisal with no loan. 

Don't shop credit cards and mortgages at once, you ll create havoc for yourself.

Don’t go penny shopping.  

Most renters will likely go into downtown one day to shop and have a bite--it's charming, but there isn't enough to do there that you absolutely have to be close. 

As for the refinance aspect, if you're going from LLC to individual (or vice versa), at my shop you would just transfer title into (or out of) your LLC at the close of escrow, so that part is no biggie.