I also went and got my RE license in the process to try and sniff out a deal/ increase income over my w2 job to help speed the process up.  

The idea is for her to be a silent partner, while I take on the more active role of finding deals and managing the properties.I'd love to hear your thoughts and experiences on whether this could be a realistic strategy to get me started in real estate investing while at the same time help her establish a source of retirement income in the next 5-10 years.

That part is normal for commercial mortgages; 5 year maturity is common, and 2019+5=2024 is why many are expecting offices to have a rough couple years.Net operating income (NOI) is net profit before the mortgage payment, and determines how big of a mortgage you can get. 

If i give them a down payment and they finance the sale over 20 years, are the capital gains deferred or is it taxed at the income tax rate?

Hello,
I'm trying to calclulate the Debt Service Coverage Ratio.  In order to determine NOI, do I include only annual repair and maintenance expenses or also a budget for long-term capital expenditures (roof, heatin...

No not nessesarily but I think that this is a major income cut if people stop falling for it.

Quote from @Gary Monroe: Given your property's appreciation and potential rental income, it's understandable you're torn between selling or renting.

Theoretically if they can justify the fee they were charging then the fee could still stand, but more likely they cannot and will have to reduce the fee substantially.

Simple, ALL IN, divided by NET income.

Typing out EVERY SINGLE income and expense in my life, personal or business.