From what I Have read you just need a special use permit, which if filled out correctly shouldn’t be too hard to get.  

the correct answer is "I'm looking to find the right business that might be interested a retail space [bla bla bla]." 

HELOCS can be helpful if done correctly but personally I like having less debt on my primary residence.

 @Matt Leber is absolutely correct. 

Greg Scott is correct, you will have to pay capital gains tax on any monies you take possession of. 

Be specific about your target audience and attract the correct folks.Strategy and consistency are needed to build and maintain your investor list.

By the way, anyone please feel free to jump in and correct me or add to any of these points.The next vague impression I had been given about commercial property is you’ll be dealing with more hard nosed and knowledgeable people.

It also likely puts the onus on tenant to ensure payment arrives.Assuming your lease is solid, "let her go" is not the correct process.  

Be careful with Camden and Mercer counties, these are commonly found on lists of most at-risk markets in NJ relative to price corrections. 

There is no real estate investing culture either.I would like to be corrected if someone disagrees ;)