You could list is as "rent to own", some people who do this are straight up theives who are looking to rope people in with realy stringient terms that basically amount to live here for 30 years and if you miss a single payment you lose your property and have to start over. 

I have obviously a few ways to make this happen but I'm trying figure out what I don't know or what I'm missing about each.  

I have tried to use the comps from costar for retail and office rental, as well as the individual property estimates and have found them to be hit or miss.

Not going to miss this one!

As far as syndications, I prefer to avoid the crowdfunding sites because the projects seem to be very hit or miss.

By giving up completely on hot markets you are possibly missing out on the a diamond in the rough, a deal that fell through, a deal that just falls out of the sky into your path.  

Am I missing something obvious here?

You are missing sales and closing costs, for one. 

What am I missing out on by having my license tomorrow?

Most of the responses have stated that the area you're looking into can be hit or miss.