If the contract was sketchy at 3 pages I wouldn't have faith that they will play fair. 

Which ones will still deliver in a down market? 

Ain't that the truth Will.

In 20 years, look back at these agents, lenders, etc that didn't buy rental properties themselves and I guarantee they will be kicking themselves for not doing so.    

You will recognize it because you will know relative value.  

looking longterm who knows what's going to happen in the market.The largest thing to be cautious about is that with commercial tenants you as the owner often have to put up money in the form of a check or abated or free rent to help the tenant get open for business and build out the space. 

You’ve already got a solid foundation—understanding market trends, deal structuring, and negotiations will give you a great head start.I would recommend focusing on learning one niche at a time.

More then willing to share what we have learnt with anyone who wants to chat

If you consistently analyze properties, recognizing a good deal will be much easier when it shows up.

It will save you time and effort.