Wishing - betting death on your tenants?

The re-vitalization of Flagler st by Moishe Mana, the big bets billionaire Ken Griffin is making on this city, brightline train, the Beckham soccer stadium will be ready for N America World cup 2026, the double decker hwy $840M Signature bridge connecting downtown miami and miami beach and the 30 acre park underneath it. 

Hey Bigger Pockets community, I'm just starting out in Step 1 (get educated) on what I want to become a successful career in real estate investment.I also currently run an e-commerce business that is currently completely online, but would benefit from having a brick & mortar storefront, and I had an idea that maybe using the investment capital I'm looking to allocate into real estate into a commercial property my business can operate out of until I decide to sell the property in or rent it out to another business.I am obviously very naive when it comes to the complexity of any good real estate deal (especially commercial VS residential), but I'm hoping to spend as much time learning from everyone here who is on their journey as well.My main concern with the idea of buying commercial to operate my business out of it that I might struggle to rent it out afterwards and that there may likely be depreciation in the commercial real estate market over the next 5 years.I understand there is a lot of nuance depending on the local market but I'm guessing commercial is even less of a "safe" bet than finding a solid residential deal to leverage in some way.

That becomes a "he said, she said" in court and I'd bet most judges would side with the plaintiff. ;-)

I am wondering if taking such a risk would stretch me really thin or is there a safer approach to take.

Your best bet is to get the rec from an investor-friendly agent who also flips (but be very careful with this, so many fakers) or an investor.

In both my seller financed deals the primary bank I was betting on backed out.

I'm 25k out of pocket for permits and clearing.I bet the pre-permitted 10 contiguous lots on the river would appraise for at least 150k.Am i being overly optimistic?

Your best bet is probably to get your real estate license and start actively being a real estate professional or buy a STR in your market that you can physically be at on a regular basis. 

I think the shift toward risk-on assets is lowering demand for safer investments like T-Bills, especially as investors look to outrun inflation beyond what CPI numbers reflect.