Subject to zoning I see self storage, parking, tow lot, semi parking, etc.  

Does tenant need to handle the small amount of landscaping outside of parking lot, for instance?  

Then park down the street and 'accidentally' wander into the back yard, and 'accidentally' stumble through that window.

No big, national, publicly traded banks will do this loan type.

If market is $6K then you're not going to get a new tenant to pay 23% above market value for it, and I don't know any market in the nation growing rents at 23% annually.

In addition to running the "Illinois Real Estate Investors Association", I manage a mobile home park in Belleville, IL.

It's certainly enough data to point you in the right direction.Otherwise, here's an article I published on the fastest growing economies in the nation, and many of these places are quite affordable and good places to start (Cincinnati, Columbus, Oklahoma City, etc).13 Real Estate Hot Spots You Won’t Want to Miss Next YearI hope my perspective helped.

Covered parking for 8 vehicles. any thoughts on agent or non-agent?

Doing everything for little 2-6 unit townhouses all the way to 300+ unit apartment complexes and 5-over-1 mixed used buildings with 200 units over 20k sf of commercial and structured parking.

Quote from @Allison Park: Software is a common question on BiggerPockets.