I have a commercial lot located across the street from a Large Grocery store  HEB, in a smaller rural Texas town.

Just be open to what the universe has in store for you, she will come. 

Updating the exterior areas can be done for pretty cheap and increase curb appeal greatly, giving off that fresh new look which can attract tenants quicker and help justify an increase in rent. 

Dear BP-Community,my rental property in Lufkin, TX is currently vacant and needs a little bit of work, especially some fresh paint.Can you recommend a handyman, contractor or painter who offers fair prices and does good work?

I'd been buying a high quality waterproof laminate/Vinyl plank from a local floor store and have been very happy.

That should re-fresh your listing and bring in new buyers or buyers that glossed over it in the first place.

Funny you mentioned Starbucks :) we just had our first store in town late last year. 

(if you PM /email me the address I would be glad to pull some data for you)...At a glance, you are completing a renovation on this property, but your expenses are sky high for operations...why would you have operating expenses for a freshly renovated property...and CapEX...logically, your expenses would be significantly lower for things like maintenance/repairs...Glad to assist further

I'm also thinking about storing lease documents on the website and creating a way for tenants to submit help request online.  

One store has it on sale.