Even lowering your vacancy rate will not likely accomplish this because NOI, for the purposes of DSCR analysis anyway, will likely use an automatic value for vacancy rate.2) Decrease the denominator (debt service) by getting a lower interest rate, extending the amortization term, etc.It's important to remember that a lender will not want to rely on your desire to inject other funds into the property in order to keep it afloat, regardless of how much money you make, unless you sweeten the deal somehow (maybe a collateral position in another property like a second lien on your primary res or something).

It doesn't have to be that way--you can give whatever equity you want for the money you receive, sweetening the deal for you or the investor.

One way to sweeten the deal is to have your agent note that while you have an inspection period, you will not negotiate the findings.  

So, if you can find enough subject to deals and have some capital to sweeten the pot for the seller, you may be able to put together worthwhile deals.  

Also remember-- with really good tenants who know they can and will pay, most don't try and give you double,  bad tenants do that because they know they won't get approved by themselves, so they try and sweeten the deal to get picked.    

While it still has to make sense as an investment of resources, programs like these could sweeten the deal.  

But what about sweetening the deal by offering to maybe doubling or tripling their equity in addition to taking over the loan?

The monthly costs of this sweetener should be viewed with tenant retention/attraction in mind.

It is insanely profitable: 1) I find and place a vacant single tenant commercial property under contract with a 45 day due diligence (to inspect the property with no obligation to purchase it) I need only $5,000 for Earnest Money Deposit that's refundable 2) I contact a list I created of 4000 national tenants (I follow a very specific system) and get one of them committed to lease the space for 10 or 15 years with a NNN lease (NNN means: Tenant pays the lease plus taxes, insurance and maintenance) and a corporate guarantee (lease is guaranteed for the duration and backed by their financing bank like Wells Fargo) and I would offer them some money to offset some of their TI (Tenant Improvement for the location) I can offer up to $100,000 to sweeten the deal and get an LOI to lease from the National Tenant 3) I take the cash I have (in your example $1,000,000) and buy the property all cash (say for example $900,000 and $100,000 additional will be going toward the rehabilitation of the commercial space for the tenant as agreed) 4) After I close on the property and the Tenant signs the 10 or 15 year lease I go to the bank and get the property appraised It usually appraises at 1.5X what I purchased it for when it was vacant.

You might use that equity on a purchase money loan to sweeten the deal for a lender who doesn't do cash out refis on condos (blanket loan) or assign it to a seller financed transaction as additional collateral.