I think the market for small bay flex space is right around $15/SF NNN and I would want to achieve a 10% cap rate going in and an 8% cap exit.

Elton,When a lender is doing a loan under $100K expecg higher rates/fee's. 

Say you bought it for $200,000 and sold it for $250,000 and they put $50,000 down.Your basis is now $150,000 and the principal payments that come in from the borrower will continue to lower your basis and the interest payment is taxed at ordinary income rates.

Here's a bit more in detail about how rates are calculated for DSCR loans:1.

(Granted, I realized after I created the verbal agreement on price with texts for proof and the lease that I didn't apply the discount I had advertised online.

You think the owner should be responsible for paying to defend the management company against those allegations, not the company actually in charge of advertising, screening, and managing the tenants?

Decent interest rates.

For example, with a strong DSCR and high credit your leverage can be greatly extended and your interest rate lowered to a point where it makes your offer price ability bump lift and yet still be profitable.

I assume it will help improve the success rate of acceptance.

There are multiple VA assumable loans available here (where you can assume a low interest rate mortgage in the 3's or even lower) assuming you can qualify.