Many MFs in gentrifying areas will become flips (conversion to SF for retail). 

It's also common to encounter retail branch employees who are  not familiar with  the entities and various ownership structures real estate investors utilize since they are normally opening personal bank accounts.

It has been partially demolished and they are adding a host of unsightly industrial bldgs comparable to an Oil Refinery.  

Important metrics will be population growth and job growth diversity (avoids boom bust industry like mining or oil), population growth, new construction, and I look at median home price growth and rent growth. 

@Christian Bors  One size does not fit all  that's for sure.... this is one of the few industries were I can see someone with no real capital ... but will work their tail off can realistically  make 100 to 200k a year in the right situation...

I did mine when I was in the timber industry.. it was common for me to log a property then sell said property to buyer on contract.. but they had to go through the building permit process and in Oregon that can take a year or two.. so I would sell on contract.. then take my contract to my trusty commercial banker and hypothecate it..

She may not want to spend her nights and weekends driving around with investors-- she has been in the business a long time (let's face it we aren't a cushy commission slam dunk) but if you tell her I sent you her way she will definitely give you an industry insider's opinion of who to work with. 

I would recommend reading Sam Walton: Made in America, it demonstrates how he build the largest retailer in the world by delegating responsibilities.

The product is the best in the industry and is worth way more than the investment.

Looking for advice on some retail land & storefronts