Once I refinance, I will try to get it rezoned when the time pressure is off. 

This a competitive market, and everyone wants to make money, no one is going to let you take a turn just because, you have to bring some pressure.

Thank you guys for the advice @Joe Homs and @Jo-Ann Lapin I will take a look at scheduling a group meeting or two to get in person experience and try to better gauge my true interest in this.

My practice is focused in the East Bay (Alameda, Contra Costa counties) as well as in Solano County which is north of the east bay and about 40 - 60 minutes north east of San Francisco.Prices are significantly lower in Solano and rents have also increased strongly due to outward pressure from the core Bay Area.

The value of the property will be gauged on the quality of the tenant and the quality of the lease (how long has the tenant been renting, how many years are left on the lease, what are the renewal options etc).Alternately you can buy the property under a separate LLC and your company leases from that LLC effectively making it a non-owner occupied investment property.

We put up a for sale sign to gauge interest and for the owner to contact her.

If you choose to go the glue down method you will find the newer adhesives easier to work with for the DIY crowd as most are pressure sensitive.

This market pressure will likely increase as builders stopped building houses under $350k due to thinning profit margin.

Number of transactions is a better gauge of experience than years in the business.

Rent increases have peaked, IMO, in B/C and with a good economy and with new class A stock coming online there may be price pressure on class B and C parcels where I played (past tense.)