These borrowers are typically out of the market for extended periods of time, have limited contacts in the debt world, lack understanding of how different loan programs work, and are susceptible to working with the one bank / credit union loan officer that they know through their family, friends, church group, college, etc.

If you are willing to entertain areas outside Gainesville, you should look into areas like South Fulton, Forest Park ( lots of lower priced inventory) Jonesboro, and College Park to name a few.

It is not very difficult or complicated to evaluate commercial real estate, there are plenty of good books available that can teach you how, textbooks, online courses, community college classes, even excellent youtube videos etc, and it is actually quite enjoyable in the process to learn.

Also, if there is a local college town you could advertise to any student association associated with religions which abstain from alcohol.

I'm coming at it from the finance side; I'm currently wrapping up my graduate degree in finance. 

CCREIA just changed their meeting location to the  UNCW Center for Innovation & Entrepreneurship 803 College Rd.

I've owned 2 houses in College Station/Bryan (Texas A&M University) for 8 years.

Sure, like evening college. 

I just graduated college this past semester and I’m working in construction full time now.

That said most folks have price targets and if large complexes are conceding 1 or 2 months on the 1st year lease, itll put downward pressure on your rent to some degree.