I am considering BRRR as well as just purchasing a turn key property that cash flows.  

It comes down to your goal for the property.

It’s nice to have a million dollar property I didn’t pay for as part of my retirement plan… ;)Makes sense.

Depending on where you are, you might have a different target renter than I do.I have a couple properties we are looking to develop on, I'll send you a PM

If there is little to no equity, the borrower may not be able to sell the property on the open market because it would require cash at closing. 3.

What about the property makes it hard to comp?

Property is located at a wonderful highly traffic location. 18k cars a day and will only be increasing. 5 of the 13 acres is zoned commercial, the back 8 acres is zoned large lot residential.

You can't even change a lightbulb.You or your family can't use or live in the property. 

I aim to generate leads and spread awareness that a property is for sale.

For an owner-occupied property with 5% down, consider a conventional loan with a renovation option like Fannie Mae  or Freddie Mac.