Length of the primary lease term, level of lease guarantee, location, quality of tenant (national,regional,local) plays a part.There are many different types of lender (local,regional,national banks, insurance companies, CMBS, conduit, credit unions, private family office lenders,etc.) each has their own criteria within the space to do a loan on a property.It would take me many hours to write a response explaining all the variances.When people become my clients I already have the retail commercial attorneys, capital markets lenders, on and off market database of properties,etc. 

Usually they get tipped off when you have to change the insured name on your insurance policy, which you have to submit.

There are normally about 30 people there, including other investors, RE agents, attorneys, bankers, insurance agents, etc.  

Taxes, insurance, landscaping, vacancies, utilities etc?

I don't bother, I just keep good insurance. $2 million liability limits, per property.

You typically have to put 15 mo.s or so of property taxes and insurance at closing.

HUD deals seem to be listed (usually owner occupant, non profit and government agencies for some period of time depending on the "insurability" of it) on the MLS.

Will insurance companies allow you to rent your own property under loss of use?  

Also Flood insurance will be going away if all goes well. 

I’m sure Insurance is more than $5 bucks.