If you can convince a reputable and active commercial broker that you know your stuff and are committed to investing in the area, then the loan officers should be easy.

I would appreaciate some guidance on how may arrive at a conservative offer or even reasons I should offer on this space. 

I would appreaciate some guidance on how may arrive at a conservative offer or even reasons I should offer on this space. 

Yes,  doing systems work and stuff beyond paint/floors/trim sort of cosmetics can get expensive fast,  but so can a roof or plumbing leak or electrical fire.   

Mortgage companies do understand this stuff, and will give their permission.

If someone was living in my personal house and not paying/stealing/staying past their lease, I'd simply grab their stuff and toss it in boxes and put it on the porch when they're not home and then change the locks...

You've probably done this stuff, so just ignore what you've already done:1.

Most people miss opportunities in life, not because the opportunity wasn’t there, because they didn’t have a clue what it looked like when it arrived.

For example, often fire damage is water damage--they put the red stuff out with wet stuff.

Fascinating stuff!