Would like to be able to do it without heavy machinery to compact soil before laying gravel.  

In your case it's probable that the seller is more sophisticated than your average FSBO situation from which that stereotype originates, but I would still want to run the asking price by some experienced local commercial RE brokers and get their opinions on the actual fair market value to make sure you're not overpaying.

I got a rough quote which was just shy of $90k for installation of bluetooth locks and new doors (all 88), but I'm afraid the location of the facility probably doesnt lend itself to more sophisticated tenants who would pay extra for that convenience. 

Education makes you a Sophisticated Investor which helps with your first deal...after your first deal is successful, you are able to get more people to invest with you...and sponsor your own deals.  

You could find a fund that allowed sophisticated investors...but you need to able to prove that you're sophisticated (I.E. an experienced investor)

These are usually more sophisticated investors and experienced owner operators.

Unfortunately, it also attracts its share of sophisticated scammers with fake websites, spoofed email addresses, and professional sounding names.

For example, if a lot of people are buying $150K homes that are ranch style, brick construction with a basement, then focus on areas that have those houses with great school districts.Also, focus on areas that have low DOM (days on the market) as that indicates a hot area.If you want to be more sophisticated about it, you have to also watch the new foreclosure filings - as that is a leading indicator whether the area will have a potential to go down in price over the next 6-18 months.Lastly, stay away from areas with predominantly new construction or houses that are very new (less than 3 years old).

They like to save time by outsourcing to professionals (You), they want to work with someone they ("feel" important word) sophisticated, sharp, an expert in his field (whether you are or not).Middle class people want to feel like they're getting a deal.Poor people are opportunistic, more impulsive but are rarely qualified and you probably shouldn't sell to them.

Its not inconceivable to find less sophisticated investors that would be very happy with a 10-12% return on their money but you'll likely have to hand hold them for a long while to get them to the finish line with you.