Mature Mainland Class 5 sim for rent, can be residential or commercial - no premium account needed.
http://slurl.com/secondlife/Pennyroyal/127/124/90
Full Mainland sim (15,000 prims) - no covenant, so you can do what you want.
If you rent then there is NO up front money - after all you are renting so why pay anything other than the weekly rent.
It is also for sale (financing is available), however if you rent I will cancel the sale and not sell as long as you are renting.
Please IM me if you have any questions and stop by my office for a list of other land available.
http://slurl.com/secondlife/Bay City - Morton/132/235/25