What I mean by that is barbers, nail places, beauty salons, and other service related businesses are staying in retail spaces.

If you have a specific area nailed down, you will have to do the work to get to know those owners.

I'm getting nailed with inquiries and the unit has been taken

Nail Salons on the other hand are high on the 'e-commerce proof' scale.

I would nail down the lending side of things as one of the 1st items you need to tackle.

I think it costs about $1500 a year for 150 properties but they have a scale on their website that will help you nail that down.There are basics associated with an office but in this day and age, you can manage properties without an office.  

You nailed it.

I feel comfortable estimating ARV but am too new to nail down the rehab costs.

Or nail down some of the details like price/terms with the owner first.

I would be in favor of a minimum number of 24 deals per year to maintain your license, this would reduce the number of part time an amateur agents greatly and improve the reputation of the industry.You are in construction; you would not hire a weekend warrior with a nail gun as a framing carpenter and send him to frame a house by himself.