Try to find ideal markets that offer upside while still being at a more affordable price point than southern California for example.A few good examples are Columbus Ohio and San Antonio Texas, although you'll have to find particular neighborhoods and micro-neighborhoods to consider in whichever market you are looking at.

@Frank Patalano I am starting to get discouraged because I am losing out to cash buyers in the C neighborhoods I’m shopping in.

Have you checked out the resources through the Short Term Shop? 

I read everything I could about automotive facilities; spoke with brokers who had been involved in transactions in these type properties, and attended meetings, conferences, and joined associations of automotive repair shop owners4.

It's a great price, great neighborhood, solid numbers (50/2) etc.

I suggest these two books:https://assets101.com/shop/solo-401k/https://a.co/d/8DSEYguBest, Marty

In our situation, there were other multi family properties available, but they were either much further from the city, in bad neighborhoods, or very old outdated properties. 

.- You've begun creating your own buyer's list to shop the deal around.Most folks will just want to know about the deal for themselves to see if they'd buy it but if you speak with enough people, you may find someone interested in mentoring/partnering.All the best!

But the ranking's in Neighborhood scout don't give any scale.

Need to shop around and figured it was worth asking the community.TIA!