It's very beautiful so on the rare occasion I get out there for other business I can't help but look at the properties with serious deferred maintenance and wonder. 

In the more rare occasion where the retailer is using their own teams to develop, they prefer 100% tax deductible rent secured by long leases with multiple options over mortgages where only the interest is deductible and being locked to a location w/o an easy out.  

I don't want to intentionally denigrate anyone who works there since they are likely trying the best they can, but, as someone who has attempted to work with the building department on numerous occasions, it is frustrating at a level I've never before experienced.You first issue will be zoning: it's likely if it's a 2 family currently, you'll likely have to apply for a change of use, which requires a separate legal process to have the city permit you to construct a third unit.

While I've given back 100% of the deposit on occasion, it's rare.

Bonus if they are people you want to go visit on occasion.  

I've served 3-day notice to pay or quit on three separate occasions.  

Had a tenant years back who always claim check is in the mail, and it's either lost or delayed on many occasions.

On a couple of occasions I got really fed up and almost backed up.

However, due to the reasons you paraphrased, am looking for someone to be able to lend a hand on occasion when there is something more involved.

I have dealt with investors who contact me directly and choose not to use an agent to represent them (sign the unrepresented agreement before I show it), and my broker will on occasion allow a reduction of commission if it warrants it on a case-by-case basis, especially all cash, quick close, and buyer knows what they're doing so I don't have to work for them.