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Nightclub is also good; the passive income is really good (you get about 50k every 30-45 mins of in game time and all you have to do is make sure your popularity meter doesn't dip below 4.5 bars) but the catch is without upgrades to staff the popularity decreases very quickly (which affects your passive income). Do not pick remote locations like Elysian Island; you will regret it because of the side missions.
CEO office: You earn the most from special cargo but it's really boring. Vehicle Cargo just gets you around 86k? per sale. if you have friends you could sell more cars at a time but yeah, cargo grind is the way if you only care about money.
Bunker: it's okay but you need upgrades. Great for unlocking upgrades from research; decent profit from sales but it takes a while and without upgrades your bunker might get raided if you're on a mission under CEO/MC once you have about >$300,000 worth of stuff in your bunker.
Nightclub also unlocks Terrorbyte, which allows to upgrade Oppressor MK 2.
Agency has Dre contract which gives 1 million, but takes at least 2 hours to complete ( there are cutscenes which cannot be skipped ). It might even take longer first time, but it’s 1 million. The only other heist that gives that much is Cayo.
First I'd suggest to put the Nightclub on low priority. While it is a good source of passive income it will only work if you already own several other properties that you can link with it. In specific: coke, meth & fake cash MC factories, bunker, hangar or a special cargo warehouse. You don't need to have these linked properties fully upgraded (that has no effect) but they need to be active in order to work.
The bunker is also a good source of semi-passive income, with a fully upgraded bunker you can purchase supplies once for 75k, let them run out and then make an easy 200k from selling it. So 125k profit for a mission that'll last for approx. 10 or so minutes. Definitely something to consider grabbing.
But I agree with the others that the agency is the best choice for now. Not only does it provide good ways to make some cash (the Dre files will earn you 1 million once completed), it also provides several other side missions which are good sources of income as well.
Also important: it provides its own weapons dealer which means that you can get ammo & vests at a reduced price, so that can help you save some cash as well.
Hope this can help
PS: you really should just buy the criminal enterprise DLC to save up a lot of time.