Thanks @Melanie Dupuis :-)Amelie and I just put an offer on a 4-plex using your EXCEL SHEET.

Worked with a long time friend and excellent investor-friendly agent, Dean Esquibel.

I have a lot of skills to offer as I manage four retail stores that net >$1M per month in sales, hire/screen candidates weekly, have excellent critical conversation/confrontational skills, and I am the personnel leader for more than 100 employees.

It is inexpensive and the cap rates are excellent!

And this is for a very strong sponsor with excellent opportunities for repeat business and deposits who just completely rehabbed and stabilized the property.

Excellent, thank you @Jesse Gonzalez for the response.  

I service O'ahu but know some excellent agents on Big Island.  

I have:- a good amount for a down payment (around $40K+)- an excellent credit score over 800BUT:My current and past few year salary is very low (under $20k/year) which is high in China because cost of living is much cheaper.

With the real estate market being very hot, I noticed that the FHA loan is putting me at a huge disadvantage when competing with buyers that are using conventional loans / or all-cash offers.

I believe a typical commercial loan will be at 65% LTV... but in the commercial world the lender may allow a seller carry back of some or all of the remaining 35% with a 2nd position loan/mortgage/lien.Things to know about commercial loans... they'll have shorter amortization (generally 20 years versus 30 on residential)... higher interest rates (generally a full point higher)... will be variable versus fixed... and will likely have a balloon payment.I don't know of any Florida realtors but you want to look for a commercial realtor.