Bigger squares = bigger bills - keep this in mind!  

I own ~50 residential units and have very little commercial experience so I have no idea what that might be.Is there a minimum building square footage that requires ADA upfits?

Are their specific methods or software used to monitor a projects schedule, keep GC's and subs accountable and all involved parties on task?

No right of way taken on side street, concerned about city's perspective, loss of  square footage. 

I'll pay closing (no realtors involved, I'll get an attorney).

It involves real estate and you do have to invest money. 

The timing has to be right for BOTH you and the market you are looking to be involved in and the numbers on a specific deal have to ultimately make financial sense.  

The situation you have described above does not involve either securities or people with no prior relationship.

I wouldn't get involved.

if your a beginner highly unlikely your going to get Zero money down deals.. there will be some closing cost some cost involved.. you should work on some kish up front then go shopping.. nothing spells failure quicker than under funded.