My current job doesn't offer a match and I haven't been able to contribute to my Roth so this new strange space opened me up to finding the awesome community hereI thought I'd ask for some steering direction from those who have some experience so I can talk to a local professional (Dallas, TX) for the details/next steps.

Thank you @Filipe Pereira I haven't talked to any local brokers yet, especially those who have experience working with investors.

So call around and talk to some different banks.  

$40-45k after rehab is extremely cheap, especially for a fully-rehabbed tenanted property, and that cheap of property usually comes with a lot of risk.I've always bought my properties from companies who do all of that....turnkey companies...and it can work great if you are buying through the right company and buying the right properties, and in the right markets.But wait...are you talking about turnkey companies themselves or someone who, as mentioned in the other post, has formed a syndication with turnkey properties?

Here's a handy timeline chart that I used yesterday in a post to show where an expense should be allocated depending on where you are in the process.There are a few other caveats regarding business trip deductions and start up expenses that you will want to talk to your tax professional about as well. 

Have a talk with you insurance agent about this property, some companies inspect the property while some don't, you might choose to work with those that dont inspect as from your post it does not appear that you are looking to put any money in repairs...

Same logic.So, have a frank talk with your tenant about this.

Like I said, I haven't gotten to talk to anyone about details yet, so what other problems may you forsee in this type of property?

A trusted friend and I are talking about purchasing a commercial property as partners. 

You'd need to talk to a QI on the specifics here.