Generally speaking a commercial property/loan ( or anything owned by an LLC ) through a bank is going to require at least 20% down. 

Mushroom or fish farming.Are there gyms, kitchens, maintenance shops, etc?

Most I've seen require 1st lien position on investment properties. 

WA state  =  no license required for non owner occ. or commercial WA State =  Trust Deed state  fast foreclosures that are not judicial.WA State = Title and Escrow company closing state attorneys do not do closings.

What are typical down payment requirements?

Above ground, unless a huge amount of great landscaping (and high maintenance) would be need to make it pleasing.

I do maintenance visits every few months until the tenant proves they are trustworthy and with some of mine, it's just once a year now. 

It is vacant, requires some flooring work (2nd floor has no floors laid) along with other cosmetic related needs.

The HAP contract transfer seems to require prior experience.

You get what is required to get the place back to the starting point (minus wear and tear).