Auto plants, and the parts suppliers associated with the industry, were relocated to the southern U.S., and to Canada and Mexico.

Since it was a closed business I was only able to get  $6000 triple net lease. this lessee is a gasoline supplier and once he gets approval to install gas at location, will exercise his option to buy at appraised value.

This becomes an issue as to the definition of a utility supplier, broker or company, any person or entity that provides utilities to the public (that includes tenants).

This is easy to do but once you exceed 80% or so, your profit will drop quickly and you'll find you're working for all your suppliers, lenders, and agents, little leaving to nothing for yourself. 75% of ARV minus a conservative repair budget should be your max.

I found a supplier in Chicago that had the unit for $1,600 and would ship the unit to CA for FREE and charge no tax. 

A lease doesn't give you authority to rehab it or obtain building permits or obtain materials which may be subject to lien wavers which a supplier will want nor to hire labor or contractors which would have rights to place workmen's liens.

Supplier has exclusive insider relationship with a major loan service, bids on 6k REOs/mo., gets 600 or 10% at 30-70% below true wholesale pricing.

Of course this is driven by Demand (fueled by large Job Growth and Pop Growth), but since Real Estate is an inefficient market with so many suppliers of inventory, it's predictable that with any jolt in Demand, there will likely be Over-Supply. 

True... it is a monopoly, but suppliers have a hands up on BGE supplying energy...esp. when the account owner does not choose a supplier.

Utilize your good credit, get credit cards, trade accounts with home depot, lowes, and other suppliers.