You need to build up personal reserves and then save for a down payment. 

You will also need to show some reserves.

It looks like you do a favor to the tenants that way, you can make sure the light fixture is properly stored and the fan is properly installed, and you get to keep the fan, which I agree with Keven is seen as an upgrade to many tenants.

Other empty drugstores are becoming plasma collection centers, thrift stores, and car washes.While repurposing drugstores can be challenging, especially when dealing with building design and community concerns, their prime locations make them ideal for creative reuse.

I’m also pursuing my broker’s license, so I’d like to have some cash reserves when that time comes.

Exploring foreclosures, REOs, or sheriff sales can be good opportunities, but they require due diligence and possibly some cash reserves.

Do not keep on waiting for the time to buy,  right time is now if deal is good and you have the reserves to buy:)

There are some workaround these requirements, but it comes down to Experience, FICO and Reserves 

However, the outline below is fairly standard across most business plans.Executive Summary (Objective, mission, keys to success, etc.)Company Summary (Goals, operations, ownership & personnel experience, etc.)Market Analysis & Strategy (Approach for finding deals, investment strategy, etc.)Financial Plan (Startup costs, leverage, reserves, etc.)Exit Strategy (Timeline or milestones for exiting or refinancing investments)

If you don't have any liquid reserves, you should build up 6 months of expenses as an emergency fund (in case you get laid off, disabled etc).