You want to include the standard clauses.

FHA will not work typically with distressed properties and you will need to owner occupy it for at least a year.Refinancing depends on the lender.  80% or 75% LTV is pretty standard.  

Purchase price: $3,600,000 Cash invested: $1,383,785 93,000 sqft facility. 13,000 sqft. office and 80,000 sqft. warehouse What made you interested in investing in this type of deal?

The other are building standards.

There are many lenders that will fund 100% of the rehab with up to 90% of the purchase price without JV. 12% is not reasonable and 4 points are definitely not industry standard. 

This will also change the broker network you want to tap into, as your standard residential agents will frequently be listing smaller deals and commercial brokers larger deals.

Standard institutional lending such as FHA, VA and so on, well I would first advise a person that those are not the best routes for financing in the investment real estate segment, I would argue they are the worst for a viable REI business.

We are located in Rochester, NY and are currently looking to purchase our first self storage facility.

An option here, assuming this is correct, is to create a handful of "rooms" on a large enough property with communal bath facilities....a glamping option. 

If you're getting a standard multi family loan requiring 25% down, and you're borrowing that 25%, then you're financing 100% and there is no equity.