Generally, I would think that commercial real estate (especially B and C class industrial/warehousing) would be less averse to the close train proximity then residential.

I train people to find deals for me, and then I go out and raise the capital.

I remember her reasoning for choosing my apartment was for its proximity to the train station. 

They were afraid to wreck the train by raising rates which was fine until the flood of stimulus money collided with the temporary scarcity of COVID.

We are buying everything we can in parts of East Cleveland, what does the internet tell you about that area?

It's better than what you'll get from most attorneys and what you'll find on the internet. 

It's accurately assessed for 45k next to the train tracks and has a 16 foot wide easement right through the property. 

These are professionals with additional training and a stricter code of ethics.

My first year was filled with attending classes (I'm with Keller Williams, and they provide awesome free training to their agents), talking to people (in grocery stores, family, online chat rooms, etc), and listening to Bigger Pockets podcasts as I drove (alone) or walked my dog.Literally in year 3, I started getting repeat clients. 

Be well capitalized, get proper training (not youtube training) and follow the rules.