That may be an alternative option for me, it isn't an immediately turn around to try and get my money back but maybe in 12 months.

It's a terrible time to be an insane commercial seller because the rates are so bad.

Once I decided I would be an investor it would get scary at times. 

Send him a letter, emphasize that you are personally yourself the end-buyer, include proof of funds, include something attesting to you being financeable (unless your proof of funds is for the full cash purchase price).If he owns 20 local businesses, good chance he's in at least one chamber of commerce, and if he's not, he 100% knows people that are, who will spill the beans and offer to do an intro if you mention you're interested in buying a gas station over a beer or a meal (there's probably like 3 people in that city that fit this description, why not get introduced to all 3?)

He would be an excellent resource for you. 

I dont pretend to be an insurance or subject to expert.

Obviously if you get seller financing that won't be an issue. 

Would that be an out of pocket expense?

@Josh MyrickYou technically can but if you start the non profit typically you cannot be an employee or make $ from it, and profits should be reinvested in more housing.If your goal was to profit in any way, the answer is no

You might Want to try opening verbal communication with the owner ahead of time.Perhaps having the owner come over and look at the things you took pictures of ahead of time, might/ might/ be an intelligent thing to do.