So what happens as population levels go down more of the national to regional tenants exit for greener pastures and then you are left with mom and pop tenants who can pay much less rent per sq ft to make the business viable and profitable. 

Originally posted by @Jake Greener:@Jeffrey Donis Yes, mostly looking for properties that meet the 1% rule.

I have been involved in rehabs, subdivision development, hotels and residential for 15 years, and I am convinced that commercial multifamily is the safest/best investment on the planet.  

Best site on the planet for learning about investing in real estate.

OK, I'm shopping the crap out of this through aaaaaaaaallllllll the brokered channels, because I can broker it to the slowest bank on the planet and we will close on time, if that slowest bank on the planet hypothetically has the best interest rate pricing.

Welcome to the most amazing RE community on the planet earth. :)

Real estate is tangible, meaning that it can be seen and touched, and there's also a limited amount of it available because there isn't anymore land being created on this planet to build.

As an ex-cpa myself and now full time real estate investor I can definitely say the grass doesn't just look greener, it IS greener over here!

biggest scam on the planet... bottle of Clorox and a rag 

And the grass is always greener on the other side of the country.