@Ilan Oz Most quality NNN deals are 4-5 cap these days.

Friends, family members, co-workers (current and past), neighbors, and anyone else in your sphere of influence from social and spiritual gatherings. - Call, text, and email them to let them know you're in the business and you'd like to know 'Who do you know that is interested in buying, selling or investing in Real Estate'.

Jaron and Oz make good points. 

I do know a guy doing OZ work in the area...commercial/retail stuff.

You can defer the tax on any portion of your gains by investing into an OZ fund within 180 days of realizing the gains. 

I've been reaching out to different investor contacts in my own sphere trying to take a pulse on where one should invest their real estate dollars in CA, specifically in Commercial Industrial. 

-Bought a house for $150,000 a year ago in an OZ tract.

I also did door knocking and use my sphere of influence etc..

As @Will Fraser mentioned, 6-12% is common within the single family to small multifamily sphere.

Typically, we get 70/30 for a sphere sell.