I'm always down to talk shop!

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.

Tax liens I agree on .. but notes through a very experienced vetted Broker who does it for a living is probably one of the safer investments and easiest to do. 

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

New construction in my opinion is much safer than buying and rehabbing unless you are handy and know what to look out for when dealing with contractors. 

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.

Jose,All I can suggest is to shop it. 

Seems the safer route.