Thanks so much for the mention, @Jonathan Greene!

Another poster mentioned seeking seller finance with 3% interest, if the numbers work, make the offer.

As mentioned take a smaller cut to complete a deal if necessary.

Alot of podcasts I have been listening to have been mentioning Indy and the surrounding areas. 

As you mentioned, this could strengthen my credibility and certainty to close when moving on to larger deals.

You mentioned "The only problem is that these are 6 month lends, I'm 1.5 months into this, so any work that I do now will not reap any kind of benefits until 6 months from now."

NV like Chris mentions even require brick and mortar..

Am I overbudgeting in the expense areas I mention above?

.), I'd recommend that the residential units fully cash flow the loan as my experience is that mixed use properties are tougher to finance as most lenders tend to prefer one or the other and something in the middle gets more difficult.For example, and granted I don't know anything about the area/neighborhood, I would expect this property (https://www.realtor.com/realestateandhomes-detail/111-NW-Har...) to be easier to finance than the mixed-use property you mentioned. 

I would mention to Tenant B that I was visiting Tenant A and smelled what seemed like marijuana smoke coming from their side and remind them there is no smoking permitted inside the house.