Shop around. 

I caution you to not buy granite at Home Depot or Lowe's, as I have found their prices to be almost double compared to a local granite shop I get mine from. 

However, if I have never done a deal with a Investor buyer and have no relationship with and they are concerned about my profits, I will probably do a double close if my profits are above 10k or just continue shopping the deal to another cash buyer.

I would do an analysis of ALL the frozen yogurt and ice cream shops in the area within a 1 to 2 mile ring radius to see saturation levels versus population.32 a sq ft is extremely high and likely is an inflated pre-recession lease rate.

Its good to talk shop with someone in the area.FYI- I'm just starting to to get interested in REI again.  

There are some portfolio lenders who may lend on the unit you will simply have to shop around or perhaps seek a Mortgage Broker to shop for you.  

(Not sure if dentist offices are similar to barber shops where barbers will lease space/a chair from the owner)Of course if you are looking in areas that are not local it is much harder to get in your car and drive around looking for vacant/abandoned commercial properties.

I am shopping pretty hard right now for a property to owner occupy and rent out rooms will be using a VA loan which can take a bit to close anyway.  

This goes hand in hand with finding your ultimate buyer - if you shop the deal around and find that your buyers don't like it at that price, that's when you go back and say "our inspection revealed more issues than we were aware of", etc.Last - you don't give the seller the earnest money.  

They are probably used to a ton of people shopping but not doing anything and/or shopping a ton of people and wasting everyones time.Too many people try to shop around and be ultra cheap.The best customer already has an idea of costs, and is reasonable.