So making it my primary is a low bar.   

This takes a little more work, but it's the fairest and reduces the likelihood of tenants that squander utilities.If you choose #2 or #3, there are considerations:Start with an average.

@Armani Pimentel Yes, I believe that wholesaling is generally not the way to go, because it is getting banned, there are people who try to take advantage of aspiring entrepreneurs like you, and it is extremely low probability. 

If you can’t do a 1031 to a non-income tax state, figure out a year when you will have lower income and tax rates ar as low as possible.

I will follow the advice here to keep high deductibles and low premium and save the premium for any contingencies later.

Low vacancy rates, rising rents, and high tenant demand for more space/good school districts. 

@Michael DartenMichael,Let me know who choose and how it works out, I wouldn’t mind having a backup.

Even though there is low inventory, interest rates are high, and many properties don't cash flow, look harder there are always deals, you just need to find/make them.

I have seen this range from as low as $100 up to $300.Do I need to pay anything before sitting at the closing table?

That's a very low amount given it's a commercial property.