Lastly, you go to the commercial space that Joel Owens specializes in which are big box stores with really long leases but low cap rates.

Hi guys, this is an off topic question but I want to up my wardrobe and I don't really know a lot of stores.

  :)  But, if you're having to collect cash, I would suggest a service like Pay Near Me, which allows payment of things like rent, in cash at local C-stores. 

Colorado's lax legalization has led to a big bump in prices lately, due to the sudden jump in demand (and stores in Colorado had to have something to sell day 1 of legalization), but when local supply there catches up, prices will fall again.

have a look at Home Depot, but for a MUCH larger selection visit granite stores in your area. 

I did have to register in TN last time to pay taxes, but they were insignificant as it was an online store.

(A Security Deed transfers an ownership interest to the Bank in order to Secure their interest in the property—an analogy is a car title where you and the Bank own the secured item together).

Make sure they itemize their receipts.

Some only cash flow about $125 per month so if I have really 1 maintenance item I am at break even or zero cash flow and if I have more then 1 vacancy I am nervous.  

This can be a pricey item that your lender (aka seller) might be willing to forego.You would still have the other fees associated with buying the property, mostly title company related fees.