@Solomon SmithStart in Nashville and an hour drive from Nashville.What you are wanting to do is 100% possible in this marketAny market you go to will have it's own unique challenges.

It was tenant occupied, drive by requested, showing after offer and proof of funds. 

Cold calling or driving for dollars (finding distressed looking properties) are the cheapest to do.

I look at my monthly statements from my property manager and realize how truly little they make per month off an individual property I wouldn't even drive by for that amount hence the scale needed.

My understanding/impression is that most of the 15 tenants are in the 700-1500 sq ft. range with the largest space being 2200 sq. ft.The Office Submarket looks as such: Flat capital growth and lease rate growth since the recession13.7% average vacancy rate in submarket 3 star (10.9% across all level properties)Availability rate 13.9%12 month net absorption SF 227kAverage 12 month sales Cap 7.7% (across all star properties)0 new properties under construction or to be delivered in the next 12 months Average lease rates are $22-24 sq. ft (this property is about 21.5-22)Value add (seems to be a stretch but might be):Upgrading interior hallways and exterior for a broader appeal and capital appreciationOffer basic build outs to interested parties (not something the current owners do) Working against the office submarket in North NJ is a declining population.and high property taxes but the 2 star being at the bottom may be better equipped to handle stagnancy.This building is on main road with a15-17k car count a year/ does provide signage is near retail and less than a 1/5 mile off a highway exit and is close to a city center.  

I drive a lot so I also bought the audiobook.

If I, a healthy 37 year old, drive my car, suffer a fatal stroke, my car goes across the median, strikes your car.

The owner/agent tells me this is because all tenants send only lot rent and there is no need for management except for the occasional drive through done by the owner. 

I also go to one in Santa Monica, bit of a drive but there are a decent amount of experience people there compared to most of the other ones I go to.

Have sent two mailings so far and received zero leads.Driving for dollars - Driving and dropping off material in target markets.