If the house is move in ready it doesn't need to have any equity.

That is a question that doesn't give much information. 

A quick rule of thumb: with the Purchase price being $220K and rent being $1800/month, it doesn't even meet the 1% rule , if it were to be rented for 1% (220K x 0.01= $2200/month), it would most likely work out for you but this doesn't seem like the numbers work.Long story short, no deal- unless you can raise the rent and/or lower your PITI.

I know how to do this with SFH residential by going through wholesalers, but that doesn't work with commercial.The only channels I know are traditional retail listings like LoopNet.

It doesn’t sound like a deal from the limited information.

States will be states but at least fed doesn’t tax HSA .

Lenders often sell the paper, so the only money a lot of them earn is the points.Your lender doesn't charge you $500 for the appraisal. 

Sure you may get some business from it but operating off of fear and not allowing other professionals to come doesn't make it look like you are coming from a place of giving. 

As long as you are consistent an have developed your own metric it really doesn't matter. 

If the water doesn't flow well, then the plug is between your meter and the hosebibb.