They can take time with their search and be more selective about a property’s location and condition.

I recommend searching "arbitrage" here and reading any/all of the hundreds of general threads about negative elements of arbitrage.

Is there something like off-market commercial deals where I can search them (like Investorlift or New Western for residential) ? 

Although I find competition for what I call investment grade parks is quite keen.. so returns are more in the MF space.. when you venture out east from the west coast or look at low end parks returns are higher but management is quite intense.. as our dealing with some pretty scruffy tenant base.

Quote from @Gamal Harding: Anduril Industries' Expansion to Columbus: A Transformative Move for Real Estate InvestorsAnduril Industries, a prominent defense technology company based in Costa Mesa, California, has announced plans to establish a new manufacturing facility in Pickaway County, near Rickenbacker International Airport.

SwissPMG can assist you in your property search, underwrite, acquisition, rehab and property management here in Columbus, OH.

If they do not respond within X days, refuse to terminate the agreement, or attempt to charge you for termination, consider filing a complaint: https://www.mec.mo.gov/MEC/Conflict_of_Interest/Compliance_C...HOW TO FIND A PMStart by going to www.narpm.org to search their directory of managers.

As others said out of state can be more challenging based on location but local or out of state both can be done. 

Search for the BP podcast episode with Jude Bernard - he is very active in NYC.

The easiest is doing a search for REI Meetups.