>Buy & Hold a multi-family property that already cash flows with existing long-term tenants and use the cashflow to save for future rehab/renovation projects on the property.In my market, very few retail conventional residential properties (1 to 4 units) have positive initial cash flow. 

In my retail businesses, it's only me. 

Buying a Single Family Home + ADU conversion is great: but the down payment alone and closing costs in the OC will be between $25k and $40k depending on purchase price: + the ADU conversion: thats on the "cheap" side if you have the right contacts about $60k (retail is about 80k to $120k all in). * so already you have exceeded your 50k budget. 2.

Pay if needed: it's worth it.2) Potential market value after total rehab to retail buyer standards. 

These days, I specialize in Commercial Real Estate (Offices, Retail and Medical Buildings).

I just saw a report of around 13% unemployment in the DFW area in addition to a wave of bankruptcies that were filed for major retail players.

Get educated on retail properties.

Typically you want to find a retail buyer who wants to live there if you are looking for a top dollar offer on a SFR home.

There is a surplus of retail space, especially now. 

Some thoughts were a parking lot, another commercial space like a restaurant or another retail space.