$8Mil Shopping Center - Austin Make Sense?

I'm trying to put together a deal for a shopping center in Austin, TX. I'm fairly new at this, so I wanted to see if what I'm missing. Points:

$10.6 mil asking
$9 Mil offering
DCR 1.08
Cap Rate 8.70%
1st loan (75%LTV) 6% annual debt $431,676
2nd loan (25%) 10% annual debt . I would need to get this from a HML or a private investor. I figure that an investor would be happy with 10% return

Long Term Leases With Strong Annual Rental Bumps & good traffic area. Any thoughts? Would a bank even let me go this high on the LTV?

Any feedback would REALLY help. THANKS

I hope you have been able to move on this project. However, I the CAP rate is good, the LTV is reasonable, but the DCR should be atleast 1.2, if you can get private investors to put up the 25% at whatever terms they agree and that would allow you not to be in negative cashflow would be great. Also, You will need about 2% for closing cost.
Best of Luck

How did you get debt service to be $431,676
??? Are you using a loan amount other than $6,750,000.?