Understand this narrows the scope of commercial tenants, but I'd much rather prefer an accounting firm etc instead of a bakery. 

Begin with the big picture and narrow down to specific areas of interest.   

Just need to narrow down a few more options....

Next or at the same time there is a free beginners guide here on BP that breaks down multiple areas of real estate that can help narrow your focus.

Thanks all - I am having my tenant put a piece of tape on the wall when she hears the noise....trying to narrow down the exact locations.

Ours are B and C properties.When we advertise, we state the date the unit will be available.  

Most companies will do true double closes, the issue you run into is with pass through closes.A = sellerB= youC = end buyerDouble close: B funds their side with A and closes, C fund their side with B and closes.Pass through: C funds their side with B, B uses C's funds for his closing with A.In one, B has to bring the money to close, in the pass through B uses C's money to close with A.  

@Tim Shin Yes you may have to search for motivated sellers directly to find good deals, it seems Houston has been hot for years now and I've heard a few mention that things have been selling at/above retail for some time.Yes I meant B and C class neighborhoods.

You guys really are awesome.So here is the dilemma.I have narrowed my starting options down to flipping or buy & hold.

We are quite invested in Murray Hill and consider some parts B and some parts C.