I hope you are considering this during your shopping phase

So big box retail is starting to have a smaller space at the front of the building like Target or around the side and consumers can order and pick up items and also might do more shopping at the physical store.

I was in NC a couple years ago and I stopped at a vape store (this really happened) and the Yemeni man at the cash register offered my husband 3 goats and several cows to marry me.

A great chance to network and talk shop.

As I've been trying to come up with creative ways to offer convenience costs, I thought to myself, "what if I told my prospective tenant that rental insurance was required with the aforementioned criteria, and they had two options, they could either shop around for it themselves, or they could purchase it as an additional monthly cost of, let's say, $40." 

There is a massive shift in the way consumers shop and their expectations of retail providers happening right now.

Just wait till one is closed before starting the next process (doesn't mean you can't start shopping for both, just don't try to process the mortgages and closings at the same time).For the property at your home town area where you are wanting to invest I would suggest looking at HUD or VA foreclosures as both provide mortgage opportunities for investors that don't plan on living in the property. 

Happy to meet at a coffee shop if anyone is local.Any help is appreciated.

Shop around with the hard money people. 

I would suggest just shopping around and calling as many as needed to see what they offer.