Not sure if you're still working on this, but Todd Bukaty with nbkc bank in Kansas City (if you google "Todd Bukaty nbkc" he's the first thing to pop up) was able to help my sister with a refi on their rental property in ATL, and they have very low income.

What City/ State are you in? 

There a good amount in downtown cities.

Then the city and I did not see eye to eye.

If you just look at the City of Toronto itself (3 million of the 7+ million Greater Toronto and Hamilton Area) it has, within it, dozens of distinct "markets." 

I have invested in properties in California, Chicago, New York City and Columbus Ohio.

I have been researching some data / cities for OOS and have tons of ideas. 

I live in MN in a city of roughly 90K people. 

If zoning doesn't permit business leases, you can always have a real estate lawyer draft up a suitable NNN Residential Lease with Sublet Options... you just have to make sure it's worded plainly and with enough residential language to keep the city happy should they come knockin. :-)

Bagley is an up and coming community in the City of Detroit.