That said, here are the actuals:Unit count: 13 offices (sizes range from 165sqft to 2,800 sqft - it's a local mom & pop type commercial building in an A-/ B+ town that's growing) Gross Rent: $20,801Expense Ratio: 50.7%NOI: $9,736 (year 1, after vacancy) ---Cash Flow: $2,536 / moCap Rate: 6.5%

Any information on local clubs I could join that have this kind of environment would be appreciated.

The last one, however, started with many people from two certain neighborhoods, gathered by a local non-profit, who spoke much about affordable housing, being displaced, etc.

Let the agent know that while you’re interested, the property’s condition and local comps don’t justify the asking price.Taking a warm, conversational approach can make negotiations smoother and improve your chances of getting the deal.

Start local and small, then grow from there with experience.

Go to small local/regional banks NOT national ones.

I found this property through my network of local real estate professionals and direct outreach.

I've found deals in local online groups on Facebook, simply asking people for what I want. 

@Loren Souers I take it "OMNI" is a local credit union?

There is no other local affordable housing in the area.