At least within this question let's exclude the US market, taxes and laws since I am far from investing on that market.

Purchase price: $552,000 Cash invested: $30,000 purchased this home as primary home. lived in it for 1 1/2 years, rented it out and moved to a different primary home.

Having all your financials, documentation, and pre-approvals in place allows you to act quickly when an opportunity arises.

Is this true?

Unfortunately, I don't think it's realistic that you will find a generic commercial lease online that checks all the compliance boxes for your state, city, and county.There are limited service property managers that will do retail tenant placement (rather than full property management, which it seems like would be overkill for this one commercial unit you manage), and this would be included as part of that basket of services.You could also hire a lawyer, but I think that property management company will be more cost effective. 

Does anyone have any tips on the best way to finance renovations/improvements for properties like this?

Appreciate your insight on this matter as I’m trying to get up to speed on all the functionality of Buildium.  

If you can't find someone like this, the risk is high.

They gave me a great rate and the only document they ever requested was a copy of my lastest paystub.

(I know this is tied to what seller has)Thank you!