If you put stock in CAP rates (I don't) you are looking at below 5%.Additionally, you would require a larger downpayment to bring your Break-Even-Ratio (BER) below 85% and your debt coverage ratio (DCR) over 1.25 (in my experience, commercial lenders like to see 1.4 or better).While market rent may be greater, remember you are paying for the current performance of the business, not it's potential -  which will require further work and capital from you to achieve.  

I would try the "next door" app or seeing if there is a FB group for investor in that market.

What are you looking for the app to do? Or

“Do or do not, there is no try.”

You might have a better time if you put down a larger percentage. 

Fast forward a year... that 4plex is rehabbed, fully rented out, and cash flowing $500 per door. 

I figure getting a saved search set up with a few commercial brokers would make finding larger scale commercial deals that I could present to him easier, allowing me to provide more value to the relationship.

One example is someone told me recently that a red toned door was hot now, in their area at least.

My question is if there is any law/fire rule against locking the front door if they have another door and other paths of egress.

Commercial brokers typically do not have time to be bombarded by questions when in a transaction just so someone not buying can get (trained up).Reminds me of a car audio business sign I saw one time hanging in the front door decades ago.