oh and you may want to remind the other two that their credit and rental rep will be affected as much as hers.

All loan officers were terminated, and my rep is still a friend to this day. 

Have you talked with local tenant rep leasing retail brokers?

but most importantly for me as a tenant rep looking at second gen retail space would be how far it was from the closest retail center point....or if this was a more rural application what was the nearest property that would draw people to that retail area.  

Lenghty post but wanted to see if someone has ever been in these shoes.

As @Grant Pitarys mentioned above, HMLs may be a good option.Below are three ways to generate a list of prospective lenders;1) BiggerPockets --> Network --> Hard Money Lenders --> Filter by state2) Local REIA/meetup events, where you can get referrals from local investors and network with HML reps.3) Google "Hard money lenders Washington DC" and explore the results.Additionally, you may explore options with an individual private lender you meet.The 2nd option above, local REIA/meetup events, is a reasonable way to meet and form a relationship with them.Lastly, be sure to put out in front of lenders that you received the home from your grandparents, in real estate jargon, this means it was not an "arms-length" transaction, which can have certain implications depending on the lender you work with.Hope this helps,Michael

If I were in your shoes I would use the PDF reports to create all the different exits for a given property and then review them to see what the highest/best use of the property would be. 

I don't usually like agents double ending deals (difficult if not impossible to properly rep both sides) but he did an amazing job, was diplomatic, guided us & helped us to the end.

If you are able to get REPS status, that would help tremendously.

Hi @Jackson Gockman  - I was in your shoes a few years ago and I commend you for what you are doing!