I ran my contract through an attorney to double check its validity, since I had done all of the negotiation and forms myself.

I'm thinking if current tenants are paying slightly lower than market, I could negotiate down the price but still cash flow to cover my expenses. 

I'm pretty sure it's annual unless otherwise discussed and I know that private lending deals are whatever you negotiate but thought I'd check at this early stage to make sure I'm on the same page as more seasoned private lenders.

This sounds like a non-starter if the seller won't negotiate and the numbers aren't there. 

Negotiating will become a lot easier when things become uncertain.

I've started negotiating with the seller about repair/credit.

I believe the seller is asking a bit much for the property and at this point is not highly motivated, but is willing to negotiate.  

I've flipped multiple SFHs, but this would be my first commercial deal.I've talked to several lenders, but they all have one or more issues, such as needing 25% down when I can only do 20%, proximity of property is too far from a major city (I'm in WV and no city in the entire state has more than 50,000 residents), I don't have any commercial experience or track record, etc.Therefore, I'm now contemplating asking the seller to consider leasing me control of the property for 2 years with an option to purchase within that time frame.This would provide me with the following benefits:allow me to negotiate the upcoming lease renewal of a major tenant,give me time to come up with a larger down payment,give me time to establish experience managing commercial property,give my new LLC time to establish a track record and income,give me time to find a lender willing to work with me.I will also need to pay the current listing broker their fee, and I would need to pay a deposit and monthly lease payment to the current owner.My questions are:Does anyone have experience with such an arrangement?

Maybe invest what you have and get a small return, or negotiate a cut of the deal if you do a good chunk of the work.

The day before closing they send me a closing statement with $2600 of Buyer Commission fees and explain it by saying well we negotiated the seller paying it for you.