I will warn you that the pay for this mentoring period is not the best but IMO it is worth the sacrifice.With regards to property management, it depends on the laws in your state.

I get the flat roof warning, but most commercial buildings have flat roofs, so there must be ways to do them right.  

Our area has unique retail flip opportunities and I am wondering if there are any thoughts, warnings or other tips out there for me.

If you one a 200k property free and clear and it's bringing in $1200 a month in passive income, you should be able to take out a mortgage for 150k, and use that 150k to warn you $1500 a month in passive income on additional properties. 

My biggest warning is the permit inspection process.

There should be a warning somewhere mentioning this to beginner investors to do double diligence.

I will say that California is cracking down on mobile homes and most cities are fighting against them, just fair warning.  

Just a fair warning.

BUT - buyer be warned, unless the Ander is provided in writing and somehow signed, it may not be the truth or at least not the whole truth.

Here is a fair warning to all newbie investors that are on a wholesaler's mailing list.