I like helping individuals that want the relationship long term and need help in the process.I think residential will get watered down faster with AI programs because it is not usually as complex as commercial real estate.

.- Depending on size of the property, scope of the work, and how much rehab you're willing to do, you can always consider individually submetering each unit.

This just a lucky break for me however that the seller ended up being an very ethical individual. 

Next I would try to find a smaller area within the zip code and then start searching for individual properties.If I can’t find anything in California, I would start looking elsewhere using the same steps.In your opinion, is that a good approach?

Also your individual goals.

I'll just pay to 2% or 3% commission to the buyer's broker, and keep the rest for myself, individually. 

You need a purchase & sale agreement, a title report, a Power of Attorney for authorization to talk to the lender, a payoff amounts, disclosures to the sellers, and escrow.3.

Once you learn of those developers in the community you'll then begin to be able to create relationships with those individuals and start to invest in the commercial deals. 

If there is anyone that know of such individuals, please let me know.

It's for like minded individuals who have a lower chance of a catastrophic health problem.