I have seen some become self storage, some workout gyms, some garden centers, some antique stores etc.My clients tend to buy retail centers with internet resistant tenants for mix like doctor, nail salon, hair salon, karate school, gym, restaurant,etc.The sky isn't falling in retail.

@Andriy Boychuk nailed it exactly above.

@Syed Rizvi@Justin Windham hit the nail on the head here.

Looking into what could be a great deal but really need to nail down what market rents should be going for to determine if current rent rolls are in fact below market. 

You don't need a golden hammer to drive nails. 

You hit the nail on the head there.  

@Kristina Heimstaedt nailed it though.

It's going to be a lot easier and cheaper than trying to nail the process perfectly yourself, and as you've learned, a good trustee that isn't an attorney is hard to find.Good luck to you.

I have FINALLY nailed down my top two choices for a destination to begin my first STR. 

. - you hit the nail on the head, if your spouse can qualify as a real estate professional that will be a big benefitalso if you are self-employed or your spouse will be self-employed, you can look into a self-directed solo 401K - talk to @Dmitriy Fomichenko With my solo 401K I can contribute up to $54,000 in 2017 and since its self directed, I can use these funds to buy real estate owned by the 401K, the profits from rental or sale are tax deferred inside the 401K