I had a seller this year in a multiple offer situation reject a higher VA loan offer in favor of a lower, but otherwise very similar, conventional loan offer due to a very minor worry that the property wouldn't meet the VA minimum property standards.

Maybe getting a high deductible or lower coverage may get the quote lower. 

Find a multi-family in an area turning around or going strong and it's worth 10 times the sfr.Sure you can possibly get good cashflow on a lower end multi in a bad area but you have to consider your exit.Don't let the fact that we're in a tight market force you into a property you will regret in the future.  

You're selling for $45K so your gain will be around $17600 (you may have some costs of closing that lower that figure).In order to do a 1031 you must purchase at least as much as you sell or pay tax on the difference.  

If you are worried about fees, there are several companies that are 100% commission and just charge a transaction fee.  

Thanks, I wasn't aware of the lower down payments and interest rates.

Your interest rate will be lower, but you'll have to pay a 4.75% fee that will be added to your mortgage. 

If they are paying high rent per sq ft then you need to know they are making high sales otherwise they will want to close that store, sub-lease to someone else, or try and renegotiate the rent lower.If they try lower rent and per lease they do not show financials you could demand personal and business financials to consider the reduction.

If that "partner" is a spouse there are some other factors to consider, such as prohibited transactions.

Should I lower them?