I would never be opposed to using any of the processes you mentioned above, including the short-term financing, rehab, and then refinance into a conventional loan, but I would want to wait until after my first go around. 

Assets can include real estate (residential and commercial properties), promissory notes, and ownership interests in partnerships.

Its my first potential commercial renter.need some averages or source for averages.1st floor, 2 office space, with half bath, kitchenette, on main st small town, with heat, water, electric included.modern 850 sqft office with 1000 sqft dry basement. parking, plowing, etc included. local realtor said all utilities incld avg on busiest road is $13-14 sqft.how accurate is website reonomy?  

Cash flow is easier to achieve in West Philly, including Cobbs Creek. 2.

What kind of terms should I include.

If there's no additional credit check fee for both the applicant and guarantor, then it's included and so it would actually be on the low side. 

Size, neighborhood, what's included with the property, updates etc.

By doing a very simple and not exact DTI calculation I'm coming to 50% on myself, but 24% with my spouse's income included.

All the lease option/executory contract issues only apply to consumer transactions (intended for personal use and enjoyment; that includes 1-4 residential units). 

Let's say I buy and rehab a property for $50,000 (all expenses included here, I'm trying to keep it simple) and it's ARV (did I use ARV correctly?)