That lower expense amount helps drive NOI, which in turn makes the building worth more.

You'd need to start working through a preliminary site-plan to validate your assumptions about the building area, parking ratio, drive-thrus etc.

Anyways, I passed my exam in November 23', submitted my initial application December 23' and went back and forth for almost 3 months.

You can potentially find some through industry awards in sectors that interest you, and also just from driving around and looking at listing signs, look for ones that aren't a major name, ie, JLL, CRBE, CASTO etc.

Over an hour drive is too far. 

Those three drive the proforma.

Now that I'm not the one handling the day-to-day management, I drive a nicer vehicle.

The Listing agent puts the property on the MLS and can get away with sitting around twirling their thumbs while buyers agents have a brunt of the work having to drive buyers around, orchestrate paperwork and inspection negotiate and so on. 

Credit reports on individual principals are rather inexpensive and title abstract and examine are not more than a couple hundred dollars.

The lack of upkeep starts to show and you can tell just by driving by what's going on.