My list includes - last 2 years employment history and current employment [2 paystubs], criminal checks, eviction checks, No Pets, No smoking, tenant pays utilities, maintains landscape, no subleasing, bring own washer & dryer, 1 month security deposit and transfer of utilities before moving in, rental insurance, all occupants will be on lease, notice period of 2 months for termination, tenant references, No cosigners, no painting walls, late fee notice, any hoa fines should be paid by tenant, inspection of property at 3, 9 and 12 months.Please let me know if I am missing anything.3.

I'd recommend starting to network with local REIA and joining community groups or online forums related to real estate.

I can utilize the MLS to access market data and if you need a realtor, I would be happy to assist.

I opted to remove them and manage the property myself, utilizing platforms like Facebook Marketplace to find contractors.

The way I do it is go to the property records for the county online find the owner's info and then Google search their phone number.

But every day investors buy less than desirable property utilizing high leverage debt at high interest rates producing high risk of negative cash flow and built in negative equity.  

I'd attack the credit report :) 1) lower (pay down) whatever accounts have a high utilization percentage 2) contact each of 3 major consumer credit agencies and get a free report, then dispute every hard inquiry that is *NOT* associated with an open account 3) call the credit cards you already have established and ask for a credit line increase -- often can be done online and they do not verify income, hint hint. 

Do you utilize in-fill lots from the city?

We meet online Fridays at 9am (PST).

Unfortunately, I don't think it's realistic that you will find a generic commercial lease online that checks all the compliance boxes for your state, city, and county.There are limited service property managers that will do retail tenant placement (rather than full property management, which it seems like would be overkill for this one commercial unit you manage), and this would be included as part of that basket of services.You could also hire a lawyer, but I think that property management company will be more cost effective.