No low-down payment, owner-occupied options.Many commercial mortgages explicitly forbid owner occupancy.Bank will likely require 6-12 months of reserves.If you want to do turn-key, stick with 3- or 4-family properties where you can take advantage of all the mortgage products for home owners.

It is the single best retirement product available from a fee to return standpoint. 

The (c) exemption makes things a lot easier for individual sponsors who don't wish to set up a ton of compliance-related machinery for a marketplace and prefer to make use of vendor products to streamline the process. 

Nate, go to a commercial loan product at a small local lender, the underwriting is WAY easier than conventional.

I was wondering if anyone is sourcing any products online such as cabinets, countertops, floors, vanities, windows, etc.?

You have to use Trane or American Standard products for the most part. 

A lot of our product is inside city limits.

The better comparison when evaluating what to invest a tax-sheltered retirement plan into is what else the plan could be investing in, and where you can find the best overall mix of security and income production.  

Commercial real estate is kind of like investing in a buggy whip factory when the automobile is going into mass production.

However, these are of course for non-owner occupied properties only so not to be confused with low down options like a FHA 203k or other similar products.