Full disclosure, midsouth does have a referral bonus. 

You have no experience buying retail commercial space though and you're going to encumber your primary residence with a HELOC to buy it.The bonus to this purchase is there's a house that needs total renovation on the other side of the property. 

@Bill Brandt, the actually numbers are about 4.5x what I posted here, and I took bonus depreciation.

Cashlow + Bonus Equity.

Sometimes, it not about being right or even accurate at times, but it is about properly assessing the risks, or "bonuses, of a specific deal.

Then I offer them a reduction in rent or something and they see it as a bonus.

What terms would be enticing to a flipper?

We also have a bonus room that could be perfect for the office.

You can try adding incentives to the contract, like a bonus for finishing on time, or you can add consequences, like a price reduction if they exceed the budget or completion date.

However, I don't open new cards all the time and get the bonus miles like I should.