He already run the same business this will be a added location and new clients, but instead of renting, which he is doing today, this will me a more established and tailored to need facility/Location. all he needs is a Industrial flex space of specific dimensions.

But you're going to need to find contractors that probably have to drive out there every day and back, and there's a cost for that too.

Lowest overhead possible then structure it when you are busy enough to need it. 

But some have obviously tried to crush my hopes of getting deals by flexing large corporate muscle.

The Disney cast members are all going to need somewhere to live too.

These can get expensive especially for someone who is marginal at best and is going to need to apply to several before finding the right fit.

These referral services have you add property info, photos, etc. but then send your info to the listing agent who does the work (and gets paid by the referral service).Here's the catch: The actual listing agent is going to need to send you the real listing input form for your local MLS.

The property is going to need work in the 1st unit and some exterior aswell. for example on the interior it will need (from what i can see on MLS) is Drywall celing, new stove and a new door and the miscellaneous.

There are mainly 2 times you are going to need to find these funds before, and up to closing.1 - For POF, and...2 - To close.The two don't have to be the same funds, or the same source...whether or not there was an assignment involved or not.

The higher appraisal does not help reduce your down payment.College can count toward work history, but you're going to need a full time W2 / salaried job with stable income to go this route.  100% commission income is going to need a history.