We're in the process of transitioning to allow our tenants to pay their rent online through Cozy.

I went to go look at a flip once in a "transitioning" neighborhood.... didn't take long for a crazy guy to come approach my realtor and explain in great length and detail how he'd burn the building down if we bought it.

I know because I've been hosting on Airbnb for almost 4 years, so I get all the insights.My listing was high occupancy (summer months), across the street from public transit, great neighborhood, private room with private bath with jetted tub, one block from the beach, and I struggled to get $10K per year.I don't want people to get the wrong impression about how much they can make only to invest money and be disappointed.

Depending on the users they can be "transitional housing" "student housing" "rooming house" "sober living" and a lot of other terms I'm sure. 

I'm looking to make the transition from residential to commercial investing and think I've identified an opportunity with a restaurant space in a pretty attractive area. 

See: transit oriented development

We just last year made the transition to a professional financial advisor who acts as our CFO.

Some target lists to consider:Absentee Owners with Equity (be aware that in some areas this is getting over-mailed so you might want to mail exclusively to this group)Seniors with Long-Time Ownership (often ready to downsize or transition to assistance)Owners with Low Financial Stability Scores (combine with age, high equity and length of ownership to get extra layer of motivation)

Seller more than likely is aware of the same things you are that area is in transition and that time to sell is now to maximize returns. 

I am a believer in being close to transit when it comes to rentals, and that location is solid.