Thanks guys did look up a couple of regional banks a couple have products that do these types of loans. 

@Derrick DillFurther to this point, there are also loan products for medical professionals that are 0% DP, no PMI up to $1.5M.

Also note, there are other acquisition + rehab products out there, some conventional.

The stuff sitting on the market is often nice but overpriced, or junk tenants, mediocre location, etc.An owner with a nice product that generates multiple offers in the first week isn't going to typically go to contract with you when the property is not even listed for sale yet or is listed but not under contract.

So, all of it has been a slow and patient go, but I have been able to work my way up in gross rents, total cash flow, quality/physical condition of buildings, property value and finally appreciation potential, all while learning the business with first-hand experience.

JT,(A) One accessory dwelling unit and one junior accessory dwelling unit per lot with a proposed or existing single-family dwelling if all of the following apply:(i) The accessory dwelling unit or junior accessory dwelling unit is within the proposed space of a single-family dwelling or existing space of a single-family dwelling or accessory structure and may include an expansion of not more than 150 square feet beyond the same physical dimensions as the existing accessory structure.

From my understanding, as Delaware is a physical location state (by the Real Estate License Portability Agreement - (https://fitsmallbusiness.com/real-estate-license-reciprocity/), I am able to conduct business and receive commission as long as the deal is remotely conducted from my licensed states.

"Newport" is the product of theirs I used.

With the funds you are going to purchase the convenience store, especially given there is no physical asset attached (besides the inventory), your risk here could be high.

While difficult and uncomfortable at first, I've come to really enjoy it and I always feel great afterwards both physically and mentally.