Start by understanding the metrics to  distinguish between a good and bad investment

An investment that requires little management at first might be best to ease you into the world of commercial real estate. An investment with only one tenant already on a lease requires less management than a shopping center with multiple tenants.

First you want to be clear in what market/submarket is most convenient for you to check-up on regularly; then decide on the "product type" that you can better understand (example a retail coffee shop or an auto parts shop or an apartment complex), then assess the funds available to you to buy, budget size, partner(s) that will buy with you, if any, and consider purchasing your first property with a professional broker.

Tour a few concepts that you like, and discuss these with a broker. If this is a first time signing a lease, a broker will guide you through the maze of items to comply with it.   If you have signed commercial leases before, then a broker can assist in "sourcing" potential sites for your consideration, helping you with identifying lenders, if these will be needed, and build-out crews. 

Consult with your broker about your specific options. The broker will review your existing lease terms, and can negotiate with your existing landlord if you want to extend your lease, and/or if you want to terminate your lease early as you might incur penalties for "breaking" your lease early (before it expires).  If you rather talk with your landlord directly, then be sure to review the lease agreement, the current rates for similar properties, and decide what you are willing to accept and what you are not willing to do regarding your lease terms.