I suspect even the banks who are aggressively expanding are doing so merely to sure up their geographical presence  to in order to expand their customer base but will then pull back on their branch numbers.Unless there is significant term remaining on the lease, there are other retail concepts that would be deemed more marketable.

All look in-line with typical market pricing.

This property has a ton of deferred maintenance but I'm purchasing it well below market value and I have a decent budget. 

In CA (my market) the seller is required to make honest disclosure statement and you can collect for material non-disclosure.I suspect you already have learned that you need to check the status of all permits. 

The issue is building a single small residential unit is some of the most expensive development.Here is a list of why adding a single ADU in single family zoned areas in my CA market is typically a poor RE investment:1) The value added by the ADU addition is often significantly less than the cost of adding the ADU.

Many investments that seem to promise higher than market returns do so because of higher than market risk.

Also, if anyone has any experience in land purchasing I would appreciate any tips or websites on how to find the best deal or agent for the same.

If the offer price is too good to be true you may be dealing with an inexperienced wholesaler who doesn't know the market. 

And this is so market specific..  

In this area, market values hit around $4.95 million, giving you a solid 131% ROI.