The "+/-" isn't based on the high or low end of the sq ft range, it's based on the differences in quality, or finishes, or the specific location within that micro-market. 

Do you primarily buy out whole strip malls or do you buy single buildings/single units for the practice locations?

Instead, look at your major location-specific operating costs as an investor.

Over this time I have acquired my contractor team and have vetted them through my job as a property manager, figured out my strategy(Off Market/Deep buying) and location.

It's been covered extensively. 

My attorney said he needed to hire us as investigators in locating people.

Unless you have discovered some hidden jewel, the traditional second home locations have all turned stale.

I've hired social media experts (a little different) that work under a similar structure and it's been working great.Not to mention team off-sites if you guys are located in the same area also help a ton.

We are selling one property in a location that has permits and other restrictions it would take Sherlock Holmes to find and when you inadvertently hit one there are fines plus the permits and delays. 

Location of property How did you find this deal and how did you negotiate it?