I have the time to help you grow your business if you have the time to help me learn the ropes and get my foot in the door. 

However, many of those properties are actually on ground leases, so its very rare that the shopping center owner is willing to parcel off a pad and cell it, more often than not they are retaining the dirt and the restaurant is leasing the dirt (generally $100K-$180K annually from most markets I operate in) and then the business builds the building and when they leave the LL gets to keep it and lease it to another tenant. 

A standard "business owner's policy" is fine -- it covers the building, commercial general liability, and ideally, loss of rent. 

In this scenario I'm giving up a lot of equity but feel I could scale my business and eventually move this into larger multi family deals.  

🤯)Go to The Better Business bureau and check their ratings.  

@Yang Zeng Welcome to the Bigger Pockets.As you can see in my profile, my business and hub is in San Diego, not far from you, but all our investments for myself and my clients are in well performing markets in the Midwest.We specially in this out-of-state- approach that really requires more than just the properties.I agree that you should keep a reserve and not spend all your funds but I could help you with 6 properties that would pay you about $5K/ month in cash flow or $60K/year based on your available funds while having about $100K reserve.I like to help you see the performance difference between our area in CA and the Midwest.

So you’d be doing business, on a dangerous transaction, with fools. 

I own RE (STVR), fix and flips, RE notes, stocks, parts of businesses, land, oil and gas wells  and other things in my SDIRA's.

APS went out of business years ago. 

I have dealt with many of these in the remodeling business.