hi,
i may have misunderstood you but you seem to be saying that you would have the mortgages on your home and current property to buy a comm outright.

you can only borrow 70% of the value on commercial loans but it makes much more sense to keep the bulk of your equity in your home and mortg the comm.

long term tenants do exist; banks etc but those properties are usually much more than a mill. you have enough equity however, to borrow much more provided the rent meets the repays.

as comm usually pays more than a neutral, with a ten year lease it would be a good option.

i have two commercials, one with 6 tenants and another with a single tenant. the risks are greater but so are the returns. my first property returns 16%. i live above the second one, and the rent is very healthy but the potential is for it to increase to about 15%.

myself and i would be very careful initially. do some surfing, commercials sometimes are surprisingly cheap.

onwards and upwards[8D]