Some investors are leaning on smaller units and even including some mix use options in their search as well to see if those numbers make more sense. 

Most people will tell you that your second choice can't be done, but the IRS has issued two (2) Private Letter Rulings on point where they did allow the taxpayer to build on property they already owned through a 1031 Exchange. 

I would then follow that up with a lease violation letter aka notice to correct.

This is from Thursday's quarterly shareholder letter/meeting. link to letter pdf"In June, we broke ground just outside Reno, Nevada on a site that could potentially be the location for the Gigafactory.  

I’m currently under contract on a mixed-use property that is zoned for CB (Commercial Business).

Direct Mail Campaigns: Think about sending postcards or letters to homeowners in specific neighborhoods, especially those who might be facing financial challenges or have inherited properties.

Commercial real estate is in real trouble, banks & commercial lending outfits will not touch mixed use.

Good mix of experienced and new investors and a variety of strategies.West DFW REI Group- https://www.westdfwreigroup.com/ Check their online calendar for meeting times.

Its CMA system is fairly accurate, but the free lead lists and the easy use of marketing and sending letters and postcards is also nice.

They sent a few letters and even called me twice, but I continued to ignore them.