Here are my main concerns:Cash flow concerns: Based on my current mortgage and projected rent, I'd be looking at negative cash flow unless I refinance in a few years.

So this is a tricky thing.Accountant's / CPA / Professionals who get paid based on their knowledge and time normally do provide a 'free consulting' call to have a chat with them.However, please be mindful that the 'free consulting' most firms offer is very high level and moreso to see if you both would be a good fit for eachother.Sometimes, these calls are done by the owner(if its a smaller firm) or business development  professionals if the firm is larger.1800-Accountants is a large firm so you are likely first vetted by a non accountant whose main job is to get the sale.Best of luck.

There is a road leading to 4 ranch properties and ours is the 2nd property from the main gate.

I am agent investor in NH and Maine and I know of several properties that would fit your criteria. 

I know Florida, Texas, and North Carolina are seeing huge growth but I don't really see myself moving to any of those states mainly because of the hurricanes/floods/and the heat in Texas.I'm assuming the problem I'm having is a result of the high insterest rates, housing shortage and affordability, but I'm wondering if it's like this everywhere right now?

Mainly those that have seen sharp price increases without incomes keeping up.

The main line is an excellent market for rentals but it can be very pricey as many of the spots are Class A RE. 

As noted above they're only in 18 feet which is not going to get you to the main unless your house sits right on the street or similar. 

A couple other tips;you can’t use the renovation loan to finance renovations to the commercial space. only exception is if you need to do repairs to the core structure or mechanicals that are integral to the building (ie, structural work, sewer lines, water mains)Make sure you work with a lender that knows how to do these.

Worthy noting it's close to light industrial and downtown commercial, albeit a small town.We will likely buy and hold until I can do a refi and add to the portfolio.Its the main house large 3br, 2, 2br and 9 1br.