The old honeywell thermostats started at 50 degrees , I have one in my shop .  

cant start by owning a 10 mil apartment complex or a shopping center or office building.

If you just want 20yr 2MM non convertible term its price shopping except prices may change depending on how automated the carrier is and if a paramedical exam is required.  

I'm always down to talk shop!

If I can purchase this property smoothly and it all works out then I know he will be ready to start selling me his other properties in the same fashion so that his trust just receives a monthly cash flow payment from them instead of his family having to deal with the properties when he's gone. 

Commercial could actually be really interesting for you as you could join one of the established shops to get on a team and start earning right away. 

I bought one in Rohnert park CA in 95 ish  4 acres for 27k that could not be built on .. but it was right behind a Home depot shopping center and there was a free way interchange.. took till 2020 but in 2017 it got brought into the city limits.. the Indians built the biggest Casino in N.

I've currently been shopping around banks for a DSCR loan on a BRRR.

I am ideally looking for something in pre construction off the beaten path but walking distance to beach and coffee shops.

Work with an independent agent that can talk through your options, shop the market, and let them quote your auto insurance as a bundle along with the property.