My focus is on providing either turnkey-style space for those interested in temporary, infrequent use or long-term leasing for business folks who require conference room space (or perhaps event space).

I would take Travis advice to heart as he is from the area.My advice was going to be to find an agent or PM or an investor who is making it work and follow their lead. 

Just from google search it says I need a real estate brokers agent license.

I told her that I need proof of liquid funds sufficient to cover 25% of the purchase price and to provide proof of that.  

Providing a lease to the appraiser can also help in giving them an idea of the rents that you're expecting on the report while also confirming that there is demand in the market already for the value that you set the property at.If you're looking to refinance a property using a DSCR I would be happy to help!

When investing in high cash-flow markets, I always recommend working with an investor friendly agent so you're able to gain the right insight on the different areas and the risks involved.

Most lending is based on cashflow, not the 2% rule (although still a good rule of thumb for some types of investments), might have the most help from the group if you provided some of those details here just so it'd be easier for us to help you best. 

That's a big deal, and should provide encouragement to others who are on that path. 

I don't know about your state but mine (TN) has a lookup tool that will show you the agent's original license date, the brokerage incorporation date, etc. 

Great place to meet other investors, agents, property managers, and contractors.