You`re right, the established record will help you show that you know what you`re doing vs. everything being based solely on projections. I`m a Commercial Lender in the Midwest and think that you`re on the right track. Typically a residential mortgage loan isn`t possible on property that`s zoned as commercial but if you`re looking at options A or C, the property may be zoned residential and don`t discount a residential mortgage because of income concerns. There are many programs out there that cater to business people in your situation. If you go that route, talk both with your local bankers as well as a larger competitor that you might find online. Local bankers don`t always offer all of the same programs that national lenders may.
If you go with a property that`s zoned commercial, you`ll need a commercial loan but you probably want to purchase it in your personal name as there may be property tax benefits and/or you have the ability to pay yourself rent and take advantage of personal tax benefits. Don`t expect the same type of terms with a commercial loan as a residential mortgage, typical terms are a 5 year balloon with a payment based on 15 - 25 years (vs. a 30 yr fixed rate or longer residential loan). In five years you`ll have to refinance at whatever the rates are then... Still, not a bad way to go.
If you go the commercial loan route, talk with several bankers. Credit Unions are able to do commercial loans now but only for the past 3 years or so. Many don`t have much experience and that could be a good or bad thing for you. As opposed to a residential loan, I don`t recommmend looking at national lenders for commercial loans. Your commercial banker should be someone that you can build a relationship with and that can get to know you as well.