We as tenants had to acquire a shop vac and clean it ourselves, including dragging rugs full of filth and animal hair to the dumpsters.

The market is full of garbage numbers and there is no shortage of newbies willing to acquire them.

Or can you acquire another business in an adjacent field that increases profitability?

The rents at purchase were not even 2/3 of my PITI (so crazy negative cash flow but one reason acquired below retail).  

Also there is no restriction on acquiring conventional loan on primary residence even if you have maxed out on conventional loan for rentals.

I started last year and now I have acquired tow duplexes with two apartment buildings under contract.

Did you acquire the funds?

Because the owners of Licensing Experts pay ALL CASH, the closing usually occurs 3-6 weeks, which is very fast compared to traditionally financed commercial deals I've seen on Bigger Pockets.The whole thing hinges on their very clever technique of getting existing commercial retail tenants engaged, willing to move into their newly acquired properties who are coming up for a lease renewal or lease expiration, rather than marketing for new commercial tenants - which would take way too long.Licensing Experts is somewhat of a "front" for their Mentorship Platform, as they evidently have many of their own separate entities for which they use to actually purchase and close on their commercial properties assigned by their mentees. 

Acquired a double lot for $112k after resolving title issues and paid $360k for construction, creating a 6-bed, 5-bath house designed for co-living or multi-gen use.

I just acquired a duplex, and the tenant has been there 15 years and takes care of the place like it's her own.