For a better estimation, find a business broker in your area.For the loan options, speak with your banker and try to get involved in local real estate groups.

Insurance right now is wild, so I'd get a solid broker on your team - I'd be happy to share my contact if that would help.Also, aren't most of the existing insurances shared on the OMs for the properties? 

An even stronger indicator is that I am getting more and more orders to do BPOs (broker price opinions) for "banks".

If you're doing a rate and term refinance, there's typically not a seasoning period but again it's common for lenders to require it be rented first.If you're doing a DSCR cash out refi, it may not need to be rented first but you're probably paying a higher rate.Your best option is to call a loan broker you trust and go through the options based on your current situation.

I can also connect you with my brother in law who's an agent/broker and is very investor friendly. 

Number one advice: Never trust a broker's pro forma. 

I'm a Commercial Mortgage broker and would love to connect.

Then I work with a local insurance broker give them a valuation of the property, explain that the property is being rented and by how many people.

Contact one of the CRE broker/investors on BP and converse with them about NNN commercial industrial properties. 

I emailed the Minnesota Department of Commerce and they pretty much said yes, he would need to be licensed as a broker.