The owner must negotiate directly with the company and sign the contract. 

I'm not allowed to promote meetups here, but you can click thru to the BiggerPockets event listing, which will provide details if you're interested. https://www.biggerpockets.com/...

I have around $1.5M in Mortgage debt locked at below 3% 30 year fixed. i have stable income from a big cellular company in San company so i have stocks.

Hey Noe, the companies willing to insure mixed use buildings has changed drastically in the last 12 months, and will change again in another 6-12 months. 

Not so shameless plug here, but I live in NY and started investing in Kentucky without going there until I picked up my third property and now I work for that company as well (from New York).You don't need to go to the State you end up deciding to buy in but its always a good idea to link up with a solid management company is going to keep you in the loop as to whats going on with your property and have your interest in mind.You should get an LLC and register in the state that the property for tax purposes. 

Having spent several decades in management in a large company, I know that situations can often be quickly assumed (correctly or incorrectly) to be for such cause, so there is more effort required to justify one's action. 

It usually will be more money for you and you are hiring a licensed company to act as a fiduciary rather than a stranger trying to run a business in your property.

The company approved the first tenant who had been god awful.

All of that may give you a better insight to the company and culture.Good luck and best wishes.  2024 is going to be a tough year, but plenty of opportunity to be successful.   

Each company has different guide lines.