Hire an experienced real estate agent (20+ years in the biz) to run a market analysis for you.

Perhaps take a look at:  https://www.loopnet.com/ and see which types of commercial lease listings interest you and from there take inventory of which brokerage and listing agents are prominently features in the space that interests you.

You'll probably want to look into having your assets held in a living trust or some other kind of trust if wishing to avoid probate in California.As to your question about the mortgage, there's a federal law that the attorney might be referencing that generally protects transfers into a living trust from causing the need to refinance, but would need more details to discern.

It does give some great data but would need to verify with a local agent/contractor/property management company etc 

That's a huge deal and could result in Federal jail time. 

I have eyes on a property that I could get at about 120-130k after speaking with agent.

Interview agents, lenders, and property managers.

I'm obviously and pretty rightly eby the ROW agents approach.

Instead, they invest in syndications, or act as a placement agent for their investors to invest in syndications directly.

And if you’re ever looking for boots on the ground, I’ve got a great network of investor-savvy agents who specialize in the Austin area.I’m here if you want to talk specifics or need an extra pair of eyes on a deal you’re considering..