Conversely, most homes in this specific area/town are selling at closer to $300/SF.

Book smarts make dinner conversation; street smarts make money. 

This could be adding in warehouses for conversion...or smaller properties that you could expand to get to your desired size, etc.

Depending on your facts and circumstances you may consider having a conversation with your CPA whether you qualify for a real estate professional election.

If you'd like to talk further, please send me a message and maybe we can set up a zoom meeting to have a conversation about how we might be able to help each other!

Im also having difficulties with the negotiating and overall conversing with potential sellers.

Here are some recommendations for you:Find and connect with other BP members that are in your area: https://www.biggerpockets.com/search/usersSet up keyword alerts to be notified of the topics that interest you: http://www.biggerpockets.com/alertsRead Beginner’s Guide: http://www.biggerpockets.com/real-estate-investingIf you wish to tag someone in the conversation on the forum, type @ followed by their name and then select the name of that person which should appear below the comments box.

Here are some recommendations for you:Find and connect with other BP members that are in your area: https://www.biggerpockets.com/search/usersSet up keyword alerts to be notified of the topics that interest you: http://www.biggerpockets.com/alertsRead Beginner’s Guide: http://www.biggerpockets.com/real-estate-investingCheck out BP Podcasts: https://www.biggerpockets.com/podcastIf you wish to tag someone in the conversation on the forum, type @ followed by their name and then select the name of that person which should appear below the comments box.

So he's how my conversation goes:Tell me about your home (get them talking)Why are you selling?

Maybe even find the buyer yourself (Facebook) and have that conversation.