I started my company a 8 years ago or so in a garage with my business partner. We've moved from there to 3 thousand, to 10 thousand, now 16,000 square feet. We've always rented. Were looking to build a 30 thousand squ...

If you decide to go FSBO, you're really not going to save the full amount of the commission, because as @Marc Winter stated, buyers that shop for FSBOs are also expecting to get a better price than if they used an agent.

I've been shopping around for a conventional refi on an investment property, and some of the big banks have stopped doing any cash out right now.

In fact, when he had space for rent, it's a fraction of rents demanded in nearby heavily trafficked commercial areas, so the demand is high.My dad like renting to office tenants, as his insurance is a fraction of renting to corner grocers, or small coffee shops, where insurance rates are higher due to foot travel, such as slips and falls. 

I am working with a good CPA on the American side but need a Canadian CPA.

Based on the loan history, I'm guessing the owner overspend years ago and rebuilt the whole house (around 2011), their loan is still at around $500K-ish, the current asking price is $525K, but the market value is most likely under $500K.This is a two, 3-bedroom 1-bath, units building, finished basement but a bit short so I'm not sure if it can ben turned into a 3rd unit, 2 car garage, close to a decent school and shopping, very nice neighborhood. 

If so, 90% of shops are not lending to first timers and taking on inexperience risk and market cycle risk in one go.

I'd ask for the camera footage if the person who did the inspection has it and shop around, it is not uncommon for a vendor to see the value of a house, size someone up and recommend higher priced fixes than are necessary.

You should absolutely shop around, I've found that the loan products that banks and credit unions will offer vary so much!

@Nicklaus McCain first, at this point of the market environment please keep in mind that rent increase may not be possible in the next 3-6 or even 2 months.There is a wide range of ways you can reduce expenses apart from the ones you mentioned above.One of the easiest ways is to shop around for better quotes for Insurance and contract services.