I'm an Army vet myself (medically retired last year) and my brother is a C-17 pilot.This is slightly off topic, but one of the best things I did in my career was every time I got a raise or promotion, I socked that money away because I figured I lived on that pay last year, I can this year, too. 

The only snowball I'd worked on was toward a career where I'd get more and more work, less and less time, and always thinking "I'll be happy after the next promotion/raise/etc."

Maintain the property and begin implementing strategies that promote tenant retention before you need it.Buy in Fundamentally Strong MarketsThe temptation is to chase yield in speculative areas without a strong local economy, but don’t fall for it!

They never tell you this in the get-rich-quick buy-and-hold seminars, but there are simply a LOT of people who do not have and don't want to acquire the mindset and diverse skill set of a quality property manager.I also tell new investors to go through your first eviction with your lawyer.

I agree with @Scott Harper, I used to live in Florida and was a member of the CFRI group - you can meet some good folks there, but they do heavily promote gurus and classes - so just skip all that and listen, learn and utilize Bigger Pockets - with none of the Hype!

I don't want to promote on here, as it's prohibited in the rules.

My whole family is diversely in real estate.

The terms/conditions are a huge flag as already pointed out, but the accent shouldn't be considered a flag if we ever want to get the mortgage lending industry (both private and institutional) more diverse than it is today.

I'm confused about the part of this being a value-add commercial building (and a fairly big one, at that) being promoted/sold by a turnkey company.

Promote yourself as a LICENSED agent first.