Then I'd push those factors out if there were no good comps.  2 miles, 6 months.  2 miles 12 months , etc.It takes some local knowledge to know when you're pushing those parameters out too far to be useful. 

You want to talk to friends and family on this, I don't know anyone who would see this on the Internet and be like, yeah, this sounds like exactly what I am looking to do with my money.

You need to learn how to analyze property and determine if they are a good investment.Here's a guide that describes how to analyze a property.https://www.biggerpockets.com/blog/rental-property-cash-flow...

(B) Knowing your numbers.

How about who NEEDS to sell?  

I recommend you discuss and plan this in depth with a local lender who knows your market well. 

I’d start by figuring out the cost of the cosmetic updates and seeing how much you could rent it out for.

You'll want to take a spreadsheet and create a list of all properties you've purchased...particularly in the last 36 months and include the address, lender, purchase date, either rent you receive or disposition date, how much you sold it for, how much you rehabbed it, etc.

@Landon Sheveland How exciting that you and your wife are taking this first step in Real Estate! 

Does anyone have any recommendations on how to reach out to the whole seller community in regards to industrially zoned land?