They don't actually own the land or the improvements on the land, rather they just own the legal right to collect a fee from whoever owns the title deed. 

Instead of trying to buy multiple properties across the country, focus your energies towards buying your assets in a few markets. 

I am an agent and have limited experience in Property Management.Some of her requests include the following (Tenant and LL verbally agreed already):Tenant will do all the cleaning and cover the costs before move-inTenant may make home improvements upon LL final approval and city permits3 Month Security DepositI did some digging on BiggerPockets. 

I currently live in a D minus area were I have to watch my back just to get in my car. this new area is not the ghetto allready a big improvement for my personal living circumstances.do these numbers add up to any of you guys?

There is less competition there and you have the rewards that can come from the cap rate when adding positive improvements. 

(a) “Common Area Operating Expenses” are defined, for purposes of this Lease, as all costs incurred by Lessor relating to the ownership and operation of the Project, including, but not limited to, the following:(i) The operation, repair and maintenance, in neat, clean, good order and condition of the following:(aa) The Common Areas and Common Area improvements, including parking areas, loading and unloading areas, trash areas, roadways, parkways, walkways, driveways, landscaped areas, bumpers, irrigation systems, Common Area lighting facilities, fences and gates, elevators, roofs, and roof drainage systems.

There's an energy calculator on efficiencymaine.com.

I do have a low interest home improvement credit card at 7% and I have up to 17k to use on that line of credit and about 5k saved.I'm afraid I'm going to max myself out... afraid I'll buy too low and too much work will be needed... or buy too high and not have enough to finish.

Flat roofs do drain, but not nearly as efficiently as a roof with any kind of pitch.

Specifically, I’m considering partnering on purchasing existing Commercial Retail or Industrial, revamp them to improve rental & cap rates and either hold or flip them and I’ll take all the advice I can get.