It is extremely difficult to do by hand.

This is my first time posting on the forums, I'm extremely excited to hear feedback.  

It seems elementary but Im confused on this and in the deals I broker Im usually never involved when the buyer gets financing because most of them have been dealing with their lenders for yearsIf someone can point me in the right direction that would be extremely helpful!

You don't "have" to wait until a unit is vacant to sign a lease - but you are creating the possibility of making life extremely hard on yourself by doing so.

I decided to go with click lock and I am extremely happy with it.

The commercial side of real estate is extremely different than the residential side where you will mainly be working with businesses rather than individuals and yes, the fees are definitely higher.

But at the same time, I have realized when you trigger an address by filing something it usually sends up a flag to the local tax commissions or authorities for the address listed which will sometimes trigger more back and forth explanations where everyone is looking for their share of any income produced.  

You can have that mentality and even tell others but it is simply false and extremely limiting.

Or would you recommend saving up until I’m closer to 20% down payment, and then pull the trigger to get some positive CF?

That's extremely inappropriate.