My suggestion is to use your own cash to do your first couple make sure you work out the kinks then you can leverage with private money HML or find that unicorn sub to deal.

If they are not responding they might not know how to dig out of a perceived hole with the landlord.If their business is no longer viable then maybe trying to get a payment for settlement in full.When tenants mom and pop try to go out in retail centers the goal is to try to collect enough to cover attorney fees for an (offer in compromise).If it was flex space they likely had little money.

I would check and see if this is something your bank offers, or alternatively a lot of PM software has the ability to do it for a small fee too. 

They also said they offer fully amortized long term loans!

Option 1 offers the potential for immediate cash flow and appreciation, which can significantly contribute to your overall financial health.

However right now even the highest rates we can offer you for an investment are still carrying points. 

All you can do is submit the sub-to offer in writing to the agent and send a copy to the seller as well.

If you want to be an armchair investor, you can probably find easier asset classes that will offer a better return despite what your initial spreadsheet numbers might be telling you.

After experiencing different types of inspections with all kinds of properties from custom builds to existing, it all depends on your end goal , I highly suggest you reach out to a team, really strong team such as @Jorge Vazquez.

I’d be happy to share my thoughts and offer any advice to you.I am an agent but also an investor.