I don't have much capital at this point or at least not enough to where I'm willing to part with most if not all of it for a down payment using a traditional loan. 

How easy is it to refi with a traditional bank? 

Move toward shoppers desiring a walkable “experience” rather than a traditional strip centerAs a result many retail properties can not be rented at a economically viable rental rate.

If you're lucky, you can get one on a foreclosure and apply for a traditional low-money down, fixed-interest loan and live in it for 12 months and then make it a rental to satisfy governmental regulations.Less radically, be prepared to lowball a little bit and start tossing offers out. 

Traditional investment loan mortgage How did you add value to the deal?

So if you wouldn't qualify traditional for an VA loan, why would that be a stipulation on the contract?

Traditional retail is not dead - far from it - it's the boring middle of retail that's dead. 

Using the funds from the refi to expedite and fund the remaining build out of cultivation systems/utilities and labs.Looking for minimal principle/interest payment for a 3 year term contingent on refinancing into a traditional long term commercial loan.

There may also be traditional debt sources as well

No restrictionsThe situation you are referencing occurs when you use traditional bank financing to purchase the property and then want to refi post rehab.