Based on your post you aren't going to get a conventional mortgage -credit and short term intent being the biggest two items.Look for hard or private money lenders that might be willing to work with your situation.

In other words, they are required to work against you when it comes to price and terms.Yes, there are no doubt unethical agents who will screw the seller by accepting a lower offer so they get paid on both sides, but most of us (and I think it's the overwhelming majority of us) aren't about to risk fines, lawsuits or loss of license for an extra commission.

Also, I find that expenses aren't higher, they are typically lower on smaller facilities - approx 25% of Gross Annual Revenues.  

The unit cost describes, for example, a quantity of two dumpsters 8-yards in size picked up twice a month.

Condo regime is a great alternative.If you do a balloon, have your numbers tight because that's a dangerous way to finance if you aren't careful.

Quality over quantity. 

We're hoping there aren't any crazy surprises with this house but won't know until someone with better trained eyes than ours takes a look.I'll contact you via PM to discuss a meet and greet.  

Don't get too hung up on comp based valuations because there aren't generally many retail sales to compare to.  

They certainly aren't the cheapest but they do good work and its pretty hassel free, I call they show up and they call me when their done.  

;) In all seriousness, find someone who doesn't mind doing it.If you aren't willing to use the phone, there is always direct mail... but if successful, they call you!