when we got word that a local off market carwash was for sale decided that it would compliment our already existent detail clientele and made every move possible to get it in our ownership!

My wife and I are in the same boat right now, dabbling at listings or off market whole sale "deals", or paying down RE debt.

You might want to come out to some of our meetings and network with local investors that can give you alot more insight and maybe get the inside scoop of some that are ready to sell off some of their properties.

If your market is showing SF zoned comps for a ADU addition that match or exceed hands off cost of adding a ground up single ADU, your market would be rare if not unique for CA. 

So I’m good starting off slow.

If you qualify, @James Lee, you’re almost always better off with a self-directed 401(k) plan than a self-directed IRA.  

It is off market. 

That will probably put enough pressure on them to back off.

I've had many clients build commercial properties and make a good living off the revenue.

I have been using my own agent off and on but wondering if it makes more sense to just use the seller agent since they may be motivated with double commission?