@Nate Hayes, try googling a unique sentence from the lease to see if the lawyer pulled it from an online source.

You also have for interior the TI, leasing commissions, legal fees, etc.There is a ton of analysis that goes into the built out value of the center depending  on mom and pop tenants, regional, or nationals occupying the space.

Find a few in your local area and then find a few regional firms, and maybe a few national firms.

We have a unique country that allows such easy debt for real estate compared to other countries. 

Lenders, with all of their resources, are constantly trying to adjust to market moves and tighten credit, loosen lending guidelines, or invent new loan programs to serve a new market.Sellers are in a unique situation because the main asset in the transaction belongs to them.

For a basic application, I'd recommend at the very least three years of employment and rental history, two emergency contacts to have on file, two-to-three personal references, and disclosure of any pets or unique circumstances.

Your best bet is to skip the big banks and call regional banks and local credit unions, they are much more likely to have more flexible terms and products. 

I believe the details and uniqueness to your longterm plans as investors, will determine how you setup your llc or llp and the specifics within..

This will vary based on region but in general 2 – 5 points, 9% - 14% APR (meaning this is the annual rate so divide it by 12 to get the monthly interest amount), and documents fees can be from $600 – $1,900.

Lastly, my partner and i both have full time jobs which could carry all the loans month to month if needed but i understand that is a unique situation and agree something everyone should consider before taking on additional debt.