Mainly looking to add to rentals and wholesale ones that don't fit buy box. 

Sounds like you've checked most of the boxes, so at this point, it boils down to your investment philosophy and preferences.

Check with a local paint store (not a big box store) to ask them for options.

Know when/where/what is a good DEAL, create a buy [box] and stick to it!

Tenant type will matter, tenant's financial wherewithal, condition of your space, etc.To take a vanilla box and turn it into a restaurant could be $500k-$1mm.  

It seems to check a lot of boxes.

I'd be worried if people were coming to the home for his business, but if he's simply using the address (same as a PO Box, though to me that would send up a red flag for a business to have a Box #) I wouldn't worry about it.

No, not your buy box, your ARV exit picture. 

Is it as easy as getting a P.O. box, using that address and forwarding mail back home?

Much cheaper than the big box stores.I don't need a VA for any of that.