Aim for some cash flow, or a market where appreciation is likely (pop & job growth, etc.).

I have two concepts in mind: one leverages lakefront property through an ecotourism pop-up glamping concept that’s geared towards long-term evolution into a small housing development and lake club.

It takes a special type of landlord to be successful in this space being discussed, but I buy properties all the time from mom and pop owners ready to retire who have had their C properties or D properties for 20, 30 or even 40 years!

Add on top of that any maintenance issues that pop up (and they will eventually).

In order to counter that, what has popped up are "Seller Financing Deals" from developers.

However since you are having zero luck then I am going to recommend older centers that are typically run by mom and pop owners techniques.

An older mom-and-pop restaurant or a stand-alone would suffice if you could find one. 

I was on the HOA board of a luxury building in San Francisco and you would be surprised at how many people will let their dogs pop and pee in the common areas (killing very expensive plantings).

Good to see you pop up again man, I saw you joined our local Joliet investor Facebook group the other day.

@Peter Sawyer There are multiple build to rent programs popping up in the area, as it's very conducive for new build investments right now.