By the way, one reason Landlords have a difficult time with tenants is the failure to maintain control.

I have a 1031 Exchange in my near future and in my market specifically(Miami) prices and therefore cap rates are out of control and ROI’s are not favorable.

However, my thoughts are that if you're going to spend a bunch of money on this, choose an option that results in individually controlled and metered units.

I do think there's value is both types of investing (Stock Market vs Active Real Estate) as well as using retirement accounts to help control taxes.

It's another point of control that can impact your situation.

A joint venture or lease option with a rehabber where you either lease it to them so they can have control and fix it up and then exercise their option. 

All in an effort to increase traffic and keep this commercial tenant in business

I just wanna get out of the 9-5 and control my time again.

Downside is: Onerous to keep DTI in control and to keep enough cash for reserves.Non-qm loans.

Retail centers typically have higher rents you have to pay versus regular office because you are usually paying  for street frontage and higher traffic levels with better sight lines from the road.If you are buying a building you might look into an SBA loan if you will be occupying 50% of the space or greater.As far as owning you need to evaluate the space where you are currently at.