Now if it is raw land even with a ground lease the tenant wants to utilities stubbed to the site and the site ready to build on so you have some costs involved.In a ground lease you are getting ground rent so per the lease the tenant should be paying all the taxes,etc.

Have you done a search on this site for attorneys Zamiah?

You might have commercial zoning but still will need site plan approvals and density approval for what you want to do with the site.Do you own the corner?

Thanks....I will just keep plugging along and see what other creative ideas I can find on this site!

Have you done a member search on this site @Tyler King?

You can find some good brokers on the member section of this site. 

When the right property came up I was able to make a full price offer site unseen within minutes of listing because of the skill set I had acquired over constant repetition and market analysis.

My highly biased opinion is that you are best served with a loan officer that owns multiple rental properties and can help you structure all your finances so that you can buy more in the future.

I found a few templates on this site but when I click on them it says page no longer exist.

There are so many great resources on this site, so keep learning:Attend local REIA meetings and connect with like-minded investors: http://www.biggerpockets.com/meetRead the Beginner’s Guide: http://www.biggerpockets.com/real-estate-investingListen to the BP Podcasts: http://www.biggerpockets.com/renewsblog/category/podcast/