You will have to put together a complete project package with detailed cost estimates, contracts, engineered plans and specifications etc. as well as a complete detail financial package on you and your company. 

Some of their comp packages are insane compared to their peers.

It takes a good bit of time to put together a complete offer package (at least using all of the docs required here in Maryland), and your agent may be choosing to focus his time on offers that have the potential to earn him more money.  

Highlights••••••••With option 1 you have a higher cash flow monthly •No maintenance costs (80% rates)•Hassle free •Safe, money paid occupied or not•Have to deal with council on number of matters•Can get funding for 40,000 of renovations paid back over 10 years •466 net monthly, 10 year minimum leaseOption 2•Refinance package 200k - aqquisition (50k) + renovation (80k) = 70k take home• Can rent out at 100% market value• Maintenance, although should be minimal as new renovation.

The monthly CAM payment can also be adjusted at the landlord’s discretion.  

Every bank is different and have different appetites rates and terms so you need to package the deal up and your financials and shot them all.If you have trouble getting a bank to do the deal then you need to create a non-secured note with the owner or convert them into an equity position as an LP investor.

I had a 3 single family home package sent over by my agent.  

I think what we are asking is below market rent, but that is up to the discretion of some government bureaucrat called a "market analyst".

Anderson Advisors are trying to sell me a package for around 14K that sets up multiple (6 separate) LLCs in Utah under a Holding LLC in Wyoming that helps give up anonymity. 

A typical office or retail tenant would need to install a transformer to step down that voltage which would increase their costs during a fit-out and make the space less appealing to them (or they might try to negotiate a larger TI reimbursement package from you!).