Rental demand is at an all-time high.

Spend some time getting to know your neighborhood to see what is in demand.

The GC quotes are all over the place too so have to figure out whether its reflective of local supply and demand or a product of GC's knowledge that you will be doing all this from afar. 

We always look for value add potential, and in such a small market there is probably limited demand for office space & little room to push rents.If the seller is firm at an unreasonable price, then see if you can find better terms.

The more customers they have the less time they have for you and the more the prices rise as a simple supply and demand works out in their favor.

I'd add it. aging population, medical in demand.

If rental demand is strong in your market, this may not be as much of a problem. 

You create your own demand. 

In court cases I've attended (listening to others evict for nonpayment those seem to be the most common reasons folks are in court) the local judges tend to focus on whether a landlord provided a 3 day Pay or Quit notice to a tenant late on rent (although ironically Georgia landlord/tenant laws only state that a landlord can begin the process immediately after demanding rent from a tenant who then does not pay). 

You are right on the money with Collingswood area, the demand for rentals is extremely high in Camden County in general.