They don't want to deal with cleaning, prepping or dealing with agents.

Fix to clean, safe and liveable, sell and move on. 

Yes pay taxes to generate more good debt.  

Otherwise I'd like to refinance my way into a clean property.  

Yes, stained concrete in lieu of flooring can look beautiful and can be done with amazing patterns, but have you ever tried to remove a wine stain (that the tenant failed to clean up) from stained concrete?  

http://premier-builders.com/ The reason I'm posting now is that I'm cleaning out files in preparation for a move, and found the brochure, and wanted to post while I had the info. 

Clearly a conventional on a 2-4 would give us parameters to work within but I'm not sure how to go about looking into the larger buildings in regard to financing, knowing that they take income generated from rents into account. 

From an income generating point of view, Miami properties have been over valued for years.  

I see a similar name of a dry cleaning company in Wilmington.

Are you looking to buy and hold to generate cash flow, or wholesale (dealer) or flip?