Once of my agent partners was asking me about rentals in St Cloud and we don't have anything currently. 

Real Estate Agent?

It's basically the same in every state: the lease transfers with the sale of the property and the buyer has to abide by it.

Educate yourself on the local market, network with other investors and agents, and always have a solid plan in place before making any investments.

I may never buy a building with iron pipes again Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

Send him a letter, emphasize that you are personally yourself the end-buyer, include proof of funds, include something attesting to you being financeable (unless your proof of funds is for the full cash purchase price).If he owns 20 local businesses, good chance he's in at least one chamber of commerce, and if he's not, he 100% knows people that are, who will spill the beans and offer to do an intro if you mention you're interested in buying a gas station over a beer or a meal (there's probably like 3 people in that city that fit this description, why not get introduced to all 3?)

Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

REIA, Meetups, co-workers, even shooting commercial brokers an email, since they are dealing with buyers, so likely know groups that are syndicating their deals.The final step: anyone 506(b) or (c) has to file a Form D with the SEC.  

Competition is definitely high on the buy side, and I see more and more buyers coming in as we approach the summer season.

I told my agent that I want 10 properties in 10 years.