@Tianyun Zhang you should sit down with a trusted RE adviser so that third party can go over the pros and cons of RE investments.

I would pay a local RE attorney to draft a contract protecting my interest in the transaction.  4.

Since this is your first RE investment, you might consider going with a turnkey provider. 

@Sam Shueh, I hope you are wrong re the insurance :) I have been dealing only with one ins company for all my investments and hopefully they will see the value to continue doing business with me

I'm going to try a RE attorney but would like to use escrow services for this.

If there is a large difference in numbers ... then you need to re-evaluate. 

Other significant update items are outside the building...paving / curb appeal.If I can position a Master Lease (with ultimate purchase price (so really Master Lease / Option),  the flexibility that provides could allow me to pay a little more; however, even without putting initial money up for the purchase I will be investing rehab / re-position monies.So my question:  is this fairly standard with a Master Lease? 

Has anyone started inserting language into their leases re: prohibition growing marijuana plants AND manufacturing dabs/wax?

This will not be my first deal, but would be first Re Po.

Without a job, you can't really get a decent loan from the bank to finance your RE projects.