If you make 100k a year and had some equity gains with 1031 and now buying a center with a big portion of your net worth buying the wrong one can be catastrophic and take a long time digging out of that hole to get back on track.I have been doing commercial real estate about 2 decades and have reviewed about 1 million properties.

I suspect you work through a lot of access issues  or property wont perk  or property were they punched a few dry holes into the ground and no water etc etc. 

People should know that property pricing is based on many things besides number of beds and baths in a home/ the few data points readily available online, and that algorithms don't know what the difference in price is on one side of the street vs. the other, one side of the tracks vs. the other, city or county address, one school district or another, updated tastefully inside or a hack-job remodel by a first-time flipper (or not updated in 75 years)... what the place smells like, if it's on a busy street, on a hill with a nice view or in a hole with drainage issues, near a hot new development or in an area experiencing terminal post-industrial decline etc.

Absolutely don't do any work until approved by your insurer unless its mitigation (ie tarping a hole on the roof to prevent further damage).

This is all just a plan so I am not sure about potential holes in this plan and what could be a negative of all of this rather than hiring a professional property management company.

Although he was eligible to get bonuses, his branch was brand new with no established client base (he's in consumer finance), so he had to dig himself out of a hole before becoming profitable.

Partner Two paid the $25K for repairs and furnishing--putting some monetary skin in the game2.

Or the cost of one eviction or your tenant not paying one or two months rent would put you deep into a hole.

Get out of that hole and bring the proceeds home!

To me, 25% done would be: Demo completed, any major exterior/interior issues address (leaks, holes in roofs, foundation work corrections, etc...), and all major materials (window, countertops, doors, etc...) have been ordered. 60% to me would be all electrical rough in, framing, drywall is installed as well as any interior doors.