(traffic is horrid)

I don't want to buy in Seattle proper, but within a 30 minute commutable (minus traffic) distance is the goal. 

Depending on your traffic, you might need to re-think your price vs. similar comps.

Just drive to a high-traffic intersection and count the number of these hastily made plastic signs.The "BSI" matters because it is direct evidence of under-capitalized amateurs trying to get into the game.

Lower entry cost (buying only one building while getting the advantage of the traffic in the commercial area), more stable tenants (physicians and health-care corporations tend to want to stay where their patients are, and I found that banks are VERY favorable to dentists/orthodontists since they are a heavily cash flowing business - and subsequently very favorable to the landlord with a tenant lease to one. 

Tough with a job and two munchkins, traffic, Yada Yada .....

Also RE offices do not have much traffic.

It seems lately there has been much more traffic for investing in Cleveland.

The traffic is too much to contend with for a 0 return.

In order to get traffic to your site it is often best to specialize.