Your comment does bias me slightly in favor of Indy, since at least we're talking about a manageable car ride.That said, I'd love to know the biggest mistakes you've seen - how do neophytes typically "crash and burn?"

That creates a really nice price / rent ratio which is favorable for investors looking for cash flow.

If you are looking for cash flow and you are coming in cash, things will work in your favor.

Can I get them to come down in price or get them to install motion lights / fake cameras? 

If you can secure favorable terms now, the future development opportunities could offset any initial cash flow challenges.Communicate Flexibility: Approach the landlord with an open mind and emphasize that you’re willing to work with them to find a mutually beneficial solution.This isn’t a fantastical idea at all—it’s a creative opportunity that could work with the right approach.

Quote from @Robert Bell: Memphis has had a favorable rent to price ratio for a long time. 

That creates a really nice price / rent ratio which is favorable for investors looking for cash flow.

Hey Drew, It sounds like you’ve got a solid strategy in motion.

They may favor buyers who demonstrate a willingness to use the property in a way that aligns with their values.Pricing: Non-profits might prioritize achieving fair market value, as they have fiduciary duties to maximize value for their mission.

I just wrote an offer for full asking price at 30 day close, with a contingency to extent at BUYERS choice for 30 more days if I don't get an favorable response on the electricity install costs.