I can probably achieve or partner with someone who will help with the Net Worth, Credit Score, Cash Reserves and am planning to buy something that will have a Debt Service Coverage Ratio above 1.25%, but I've never bought a commercial property before. 

Plus, during the restoration/renovation process, if unforeseen things are discovered, they'll submit a supplemental claim to account for any additional cost.

You have no loss of use coverage from your landlord policy since it was vacant at the time of loss?

You will want to get the insurance changed to your coverage and have the old insurance cancelled. 

We felt it might be a shocker to an eventual buyer to realize they'd be spending an extra $400/mo on flood coverage.

I have a great lady, I give her basic info about the property, she gives me ~3 options with the price and coverage I am looking for (and am required to have) and I fill out one application, she takes care of the rest.YMMV

I can only retire if I am able to supplement my pension income.  

Debt coverage ratio is only for commercial loans correct?  

You also won't have your home owners insurance coverage in place to cover your risk.

I went to a local insurance broker and got better coverage and now pay less.