If you are on city water/sewer, or have a functioning well/septic, that's worth another chunk, but that will depend on what those items go for in your area.

We do all kinds of mitigation work as well as function as a GC.

However, I'm reintroducing myself to this website and navigating through the site and all the functions.  

There must be one/more issues with the property causing it to be trading at such a high NOI to price ratio (I'd recommend looking into how "cap rates" function if you plan to be operating in the commercial space).

There is a selling component at the end of the night in the main conference room, but you don't have to pay or attend that portion of the function. 

The good ole boy system is still somewhat functional, I just don't want to go unpermitted and it come back to bite me.

I agree, I was thinking more as farm land, but its about 40 miles out of Austin around a bunch of little towns, so I don't believe that a consumer business would function very well unfortunately.

I understand the basics from wholesaling, buy and flip, buy and hold, and etc.......The problem is I don't feel comfortable jumping in alone as I am a visual learning and would really benefit from having someone to help me throughout the process.

The biggest concern regarding renovations is determining the price of renovations to make it functional.

Plumbing is functional, needs new flooring in the kitchen and bathroom.