Maybe getting a high deductible or lower coverage may get the quote lower. 

Find a multi-family in an area turning around or going strong and it's worth 10 times the sfr.Sure you can possibly get good cashflow on a lower end multi in a bad area but you have to consider your exit.Don't let the fact that we're in a tight market force you into a property you will regret in the future.  

You're selling for $45K so your gain will be around $17600 (you may have some costs of closing that lower that figure).In order to do a 1031 you must purchase at least as much as you sell or pay tax on the difference.  

The location is great, and it is tucked away nearby a main strip, so easy access to gyms, restaurants, movies etc..  

Thanks, I wasn't aware of the lower down payments and interest rates.

Your interest rate will be lower, but you'll have to pay a 4.75% fee that will be added to your mortgage. 

If they are paying high rent per sq ft then you need to know they are making high sales otherwise they will want to close that store, sub-lease to someone else, or try and renegotiate the rent lower.If they try lower rent and per lease they do not show financials you could demand personal and business financials to consider the reduction.

If I can not get access to the property, I will assume anything built before 1982 will contain asbestos/lead in common materials (based on my experience there's a 90% chance this is the case).I believe Texas requires any "contractor" performing ASB abatement to have a license, which means Texas has some regulations established regarding removal & disposal.In California, if you are the property owner you can perform the removal/abatement yourself (assuming SFR), the only requirement is that the asbestos waste be bagged up & taken to a designated facility (in my case in Santa Barbara there is a facility at UCSB where homeowners can take the waste at no/minimal charge). 

Getting your real estate license can certainly be worth it, you can get access to your local MLS, and perhaps you can earn some extra income being an agent. 

Should I lower them?