First one, buy cash $1,000,000.00 and second one with 1M down and 3M loan. 

Hard money lenders, and private institution lender/businesses will only loan 70% of arv including the rehab cost, with experience. 

Full disclosure - I'm a mortgage broker actively placing private money construction loans. 

Maybe consider subleasing the gas station.Can I get SBA loan 7a or 504 loan?   

The loans and properties are all under my name so I don't want to take the whole capital gains tax hit when the time comes.

If there’s an existing mortgage on the property, a subject to combined with a seller second, or a wrap around loan, carry significant risk and possible negative credit impact for the seller (and buyer).  

Conventional 30-year loan.

Problem is, the lenders my Realtor has done business with will not do a loan for a studio.

It's important to maintain detailed records of these expenses.Non-Qualified Expenditures: As mentioned, there are certain costs that do not qualify for the credit, such as acquisition costs, interest on rehabilitation loans, landscaping, sidewalks, and parking lots.

@Daniel Loane - who told you that you can't submit the rental registration?