You are just starting out. you want to invest out of state, not locally.You want to skirt/evade the law.You want to engage in a rent model that requires a hands on referee at all times, remotely.You want a rent model that has strangers living with each other, raping/murdering/stealing from/harassing each other, without any ability to intervene.  

For due diligence, since you're new to industrial real estate, it’s best to engage a third-party firm that specializes in property assessments or partner with an experienced investor.To structure your involvement, if your spouse is a licensed agent, she could act as the buyer’s agent to earn a commission.

I recommend staying engaged with the forums and podcasts to keep learning from others' experiences.Given your success in short-term rentals, consider focusing on that niche initially.

If you have the POF to close on it all cash, you should be able to finance it with a hard money loan and give confidence to the seller that if the loan does not get approved you can still buy it with your own funds. 

Also, I’m curious—have you found that lenders’ confidence grows after seeing how smoothly things run, or are there certain aspects of the deal where they tend to focus their due diligence?

Getting an accurate ARV and running different financing scenarios will help you make a more confident decision.Let me know if you have any more questions or need to walk through the numbers further!

Our focus is on securing high-quality tenants to restore stability and improve cash flow.Despite these challenges, we are confident that selling this asset is the best course of action to protect the overall portfolio.Immediate Plan: Increasing OccupancyTo improve the property’s financial performance in the short term, our plan is to lease up the vacant units as soon as possible, starting with the three units that are rent-ready.

I don't even want to circle back with the lawyer I originally engaged as I was not impressed with his support or follow up.  

. - Accounting, not mentioned, but make sure you can confidently run the trust accounting and security deposit which is compliant with state code. - VAs, I don't think this is necessary for 30 doors, but depends on how much availability you have and how time consuming these properties will be.

With your research that I mentioned above, make the choice where you feel the most confident with supporting evidence.