@Adam Williams I use Allstate, but I think anyone who you fee comfortable using for you home and auto, is probably good enough for your rental properties as well.

Mechanical and electrical permits.

And like @Ned Carey mentions I knew many folks that had notes that were due in 09 to 2011 and could not refi because basically NO one could and so with no investor loans to speak of they lost them to the bank. or had to fire sell them.. but most did not have enough equity to sell them and just walked away.. it was a falling knife then and just fed on itself.I always say.. what would the auto industry look like without loans .. how many 75k Escalades would be sold if it was like 08 to 2010 ish were rental real estate was basically cash and carry.. thats why it was so bad.. so as long as credit does not freeze.. and people have jobs.. we should be OK moving forward.

That should be about $2 million in liability and will probably cost less than what you are getting quoted for on just that location and you'll be getting extra value with the extra protection you'll be getting on your personal home and autos.

Also consider Condition of roof and mechanicals in your capex/maintenance  allowance. replacing 2 boilers (or hvac), 2 hot water heaters, and a roof within a short timeframe can hurt (speaking from personal experience :)

The LTV, rate and term is going to be based on the type of tenants in the retail space (if they have auto retail etc.) rent roll, the P&L's on the property, the debt service ratio, your credit and credit score, your experience, your liquid assets for down payment, reserves and closing cost and your networth to name a few things.

All I'm hearing is the exact same thing they said about the auto industry.

Try changing up the wording in case they are being auto-deleted by CL.

Thus for me it is being creative and thinking outside the box within this space, which I believe can be done.If I could expand auto debt is where I would go next or (secures) student loan debt

I all ways fix all mechanical  issues  on all rentals .Fact I do stuff that some  flippers on here would not do .Hot water tank that is over 10 year old I change it out .Now my labor cost is very friendly same plumber for 30 years .HVAC units, I will not leave  a run out sled on a rental and hope for the best .I am a long term holder so it makes sense .