I have done a lot self improvement seminars and exercises and one thing I do very well is set up my goals 1,3,5, and 10 years down the road.

So I had an instant positive cash flow.Next, the option price was for the mortgage balance at the time of purchase. 18 months later I exercised for 25% under market value.

I have seen deals where the purchase is contingent on the tenant (Walgreens in your case) exercising it's renewal option.

Every day I wake up between 4:30 and 5:30 and spend 10 minutes in guided meditation, 10 minutes reading and saying my personal affirmations, 10 minutes of visualizing the biggest things I want in life, 10 minutes of reading (plus and hour of audio books while I drive in), 10 minutes writing, 20 minutes exercising (most days anyway), and finally 15 minutes looking at my yearly goals and aligning my monthly goals to meet that, then aligning my weekly goals to achieve my monthlies, then setting the day's goals to achieve the weekly goals.i do this for 4 key areas: Spiritual - what am i doing to make myself a better person?

I completely agree with you that regardless buying something would be a good exercise not only as a learning opportunity, but to get a better gauge on the market.  

Often that means exercising some discipline and responding after some time has passed or re-reading things before we hit send. 

Getting the right tenant is a numbers/statistics exercise. 

I also plan on either increasing the rents over time due to the legal allowable limit of increases in the area, or exercise the option to not renew the lease and budget for a rehab of the property to get it rent ready.

Do or die.See how far you get, before you go ask for help.This is an exercise in itself as you completely redesign and restructure your mindset.

Inventory across the board from exercise equipment too T.P., Slim Jim's and yes, HOMES, got eviscerated to zero.