I’m happy to talk shop.

Sounds like you should be shopping for a HELOC that you can tap for investment money.

So let’s say you are looking at a duplex (2 unit) as long as the rents total per month from the ( 2units) are equal to or greater than the PITI payment its approved.The way you shop for the home is by sale price and using the loan amount after down payment as your calculation.

Shop around for multiple inspectors but here in the Reno, NV area they all charge about the same.

You should be able to shop local lenders and credit unions and get a much lower amount of cash out of pocket while still achieving your goal of 75% or even 80% LTV on a commercial note.

The MLS is good, but that's where 99% of the buyers shop so competition will be fierce and a bidding war will kill your cashflow.

Bought an auto repair shop for 30% of value because of environmental problem.  

Teaming up with Mexican retail giant El Puerto de Liverpool, the family has made a $3.8 billion bid at $23 per share.Nordstrom, like many department stores, is struggling with changing retail trends, including competition from discount chains and the rise of online shopping.

The last thing you want to do is shop it yourself, have no clue on the bank's closing rate, and guidelines, and pay for an expensive appraisal with no loan. 

Don't shop credit cards and mortgages at once, you ll create havoc for yourself.