Zoning is telling me the property has lost it's valuable non-conforming use status as a commercial childcare center because the property has not been used as such for more than 12 months.  

Small coincidence - My grandmother, who lived most of her life in Iowa, moved to Redding and lived in a retirement center there her last 10 years - probably one of those old antiquated ones that you referenced!  

Here's why:A new study from USC’s Lusk Center for Real Estate projects that rents will climb 8.2% in Los Angeles County by mid-2016, to $1,856 a month, on average. 

That is to say, even if you live in Hicksville or Ballygobackwards it is possible to do great deals locally, it just takes a commitment and I'm specifically referring to continental USA which is a truly unique and wondrous property market.Not only this, but the more rural areas seem to deliver the more consistently profitable opportunities with much less competition whereas the trending and higher population centers are much more expensive with very competitive margins and therefore a higher risk. 

The medical center UT is building will also be bringing a ton more jobs if people weren't flocking to Central Texas already.  

And she has a great investment-centered mortgage team that she works with that might be even more important than what realtor you choose to work with.  

@Joel Owens Say you have a triple net strip center with the primary tenant having 5 years remaining.  

Most of the time it was a hook and ladder session where it was more centered on giving just enough information to get you enticed to buy the program.

There is a shopping center with dining options across the street, but no cross walk attached to the sidewalk along the entire complex.

Also, you need to do your due diligence because there may be more than one HOA fee, such as when there is a master association or separately declared rec center/pool/clubhouse/etc.