Welcome to Cincy...DSCR lenders will lend to an LLC all day long, in fact many if not most require it as part of this business purpose loan...

Together that 560kbwhich is way more than va allows.

Although you live miles away, plan a business trip to the area and maybe hire a local attorney to help you track down the owner or owner's relatives and make an offer.  

They were upfront when I spoke to them but their clients are too busy to give a reference.

Unfortunately my contract with my employer does not allow me to work for anyone else.

Have you checked zoning to verify this type of facility is allowed?

In some instances lenders may allow exceptions a bit above that with compensating factors. 

I personally invest in Columbus, Ohio because there is a lot of new businesses coming here such as an Intel, Wells Fargo, and Microsoft. 

It's less leverage but also allows you to carry less risk as hard money financing come with risk.

If he has an existing below market rate mortgage by allowing a buyer to receive the benefit of that mortgage he may be able to obtain a higher price than a cash or new financing sale would bring2.