Once someone has received that discount once, it anchors a new price point in their head - rent is no longer $1000, it's $970, and no rational explanation is going to satisfy them.2.

It is from these basics that all transactions in real estate are accomplished, every guru tactic is anchored in these principles, some better than others.

I am an agent in Columbus, Ohio but, I can connect you with someone in Pittsburg.When looking at areas in PA, I always think it is important to evaluate the anchor businesses and what is driving people to that area?

Find local meetups in your area that are real estate investment centric and anchor yourself to those groups, stay active on the forums here, and listen to various podcasts (there are too numerous to mention here, but find the ones that you connect with) Best of luck to you! 

Once I find a potential city, I make sure it has psychological anchors to keep people in that area.

A lot of the value depends on the size of the lot, inter-connectivity to other anchors without going back out on the road.

The experts however tend to have the deep knowledge on a specific subject.Most potential clients I get on a call with as lots to discuss with NNN.With NNN I look at location (value of the dirt), tenant (mom and pop, regional, national, credit rating), ( investment grade public rated, public rated non-investment grade, private rated, no rating), lease structure ( any early termination clauses, any required business financial reporting, operator liquidity and net worth statements,personal or corporate guarantees, number of units backing the lease, is financial reporting location only or also whole company, percentage of rental increases, whether current rent is at above or below market, frequency of rental increase annually or ever 5 years, remaining primary term left on the lease, option periods, Tenant Improvements owed, leasing broker commissions owed, exclusive use clauses, co-tenant clauses for bigger back anchors, verifying if lease is truly absolute triple net versus NN, etc.) , road traffic counts, starting cap rate on purchase with blended cap rate over time, 1,3,5 mile population levels in a ring radius, median income households levels, income and population level growth trend's, crime stats,  is property on going to work side or going home side of road, when was property last re-imaged inside and out with the building, sightlines to property ( is it visually down in a hole or up on a hill which deters customers to patronize the business ) or is it nice and level and easily visible from the main road, parking ratio spaces for the parking lot is it ample or not enough for the tenants business model, any future road widening that would impact the parcel size of the property, access with how hard is it to get into the property such as a U-turn, does it have large back anchors for cross feeder daily traffic to the site, etc.All these things and more come into evaluating NNN properties.Hope it helps some.       

Focusing on the cell tower is just an anchoring heuristic.There's a second school of thought that would suggest that lease has 20 years remaining on its term and you should ask for the net present value of the 20 years remaining to as an offset of purchase price to compensate you for binding yourself to the cell tower lease as a successor owner of the property (and thus successor lessor). 

I am a real estate investor and founder of Anchored Investment, LLC.

You have to be next to some kind of anchor, and some of those anchors are more transitory than what we see in San Diego where values are based on proximity to the beach (mostly).