The indoor malls that simply offered shopping and a food court are the ones dying off.I've seen some malls be demolished and replaced with high-density single family developments. 

Stop hanging out with your deadbeat buddies who spend all day drinking, talking sports, and otherwise wasting away.

My advice would be to find a mentor (the right investor-focused agent can be great at this), continue analyzing deals, run them by your mentor, and then make offers when a deal meets your buy criteria.

What is advantageous is someone that is good at underwriting and unbiased (only analyzes the deal based on the underwriting without other emotions).Note i have a fair amount of experience and plan to place a competitive offer tomorrow that the underwriting dictates not placing a competitive offer.  

Keep in mind local zoning laws and market conditions in Portland versus Salem—Portland might offer higher rents but stricter regulations, while Salem could provide better cash flow opportunities.Your design approach has proven successful, so continue focusing on appealing upgrades like kitchens and bathrooms, but prioritize cost-effective and durable materials for rentals.

I would consider offering an incentive like a free application fee, or $50 off first month, free parking for 3 months etc.

It Could help your offer though if the seller thinks he might have difficulty in identifying his replacement property within 45 days (he has 180 days to actually close on it) And it’s okay with you....you could offer to delay your closing for up to 30 days or so, to help him have more time in identifying his replacement property.  

Local banks typically offer lower interest rates but might require a solid track record and detailed financials.

We offer 80% cash out depending on the state the property is located.

If they appeal offer some cash for keys.