I would assume asking proof of income on something like this is not unusual to request in a sale.

I was just wondering everyone else's strategies on finding lists like these? 

Going into a 50 unit plus deal without any sort of experience is like telling yourself you can go to the Olympic games for wrestling after three training sessions.

I would like to take some suggestions on what I should be doing.

The good news is that in these types of cities, there are significantly more properties for sale (albeit at lower price points), and you can gain traction with a few houses per month more easily than in tougher markets like Tampa or Dallas, for example.

Unfortunately, I don't think it's realistic that you will find a generic commercial lease online that checks all the compliance boxes for your state, city, and county.There are limited service property managers that will do retail tenant placement (rather than full property management, which it seems like would be overkill for this one commercial unit you manage), and this would be included as part of that basket of services.You could also hire a lawyer, but I think that property management company will be more cost effective. 

Seems like once a month, someone figures out a new way to carve off a bit more of my investment for themselves.

I like working with a diverse group of honest people and giving back the knowledge I have learned around the way and to share with others.

This reads like fraud. 

@Samantha Zanotelli- depending on the price and loan amt needed - there are lenders / programs that allow 10% for a jumbo loan scenario ...the payment reserves  requirement will likely be 12-24 months of payments  and you are able to use part of any retirement account balance to meet this requirement