I've been a licensed RE sales person and practicing part time since 2007 and work full time as a foreman at a local factory.

The X-Factor is, my dream is to skydive a few days a week, and live near a DropZone (within 30 mins) on those days.

@Gordon Barbay not sure what the true underlying factor is with your tenant’s failure to pay rent on time.

Therefore any modifications after leaving the factory require engineering, inspections, etc.8) Your loan rate will be slightly higher by maybe 1/4 point or so.If you can wrap your head around some of these nuances, go for it!

What I do regular is follow up, this is a key factor... i have sellers that I'm following up with for over a year now. 

As a result cash flow has improved quickly and is now $500/door, meanwhile vacancy rate is 0, headache factor is very low, and by far most importantly appreciation on this property has been the equivalent of $500 PER DAY. 

Or is it something more permanent like a huge factory or company has pulled out of the area and unemployment is rising, etc?

@Brian Leigh to cash out refi need 6 month seasoning period. say rehab is 2 months. 2/6=33% vacancy factor. i eliminate capex and repairs during rehab. will have taxes and insurance.

I think the primary factor is demand.

We also have import companies next to the harbors.They have their own factories overseas.