If I buy a site and pay so much that it only pencils with the national credit tenant on there then I do not want to own it until there is an executed lease with non-refundable hard money from the tenant.If the land is so cheap that national tenant passes, regional tenant passes on the site but mom and pop wants it then I can still make money for the low price paid so do not mind owning it and land banking it for awhile. 

Naturally, nothing has converted in the 7 months since.Hired a fb ads manager that later popped up on a lot of podcasts.

Commercial can have a much higher entry point.Most NNN STNL in strong suburban location the starting point with an investment grade tenant is 2 million with 600k down and 50k closing costs.Most STNL properties are 2 to 10 million price range with a few outside that range.There are smaller properties such as retail condo's and mom and pop commercial that local banks like to lend on.

The era of the mom and pop, a landlord you personally know, is starting to end in LA.  

So my thinking is offer to do something like painting one of the pop outs a different color, or making some other sort of minor modification.

If you deal in C class or lower, then I definitely wouldn't be driving up there in a cybertruck, more like an armored truck lol A mom&pop landlord who does most of maintenance him/herself and drives and older vehicle would not strike me as someone who doesn't take care of business, on the contrary.

The building is very old and some of the siding start to pop out.I am considering building another one on the same parcel. 

Any sort of an "uhm" more than a second or two, hang up.3)  If they do pass the "pop quiz" on investment terminology, tentatively go into a discussion with them on a specific listing if you have one in mind, or if you don't have a specific listing in mind ask for their spreadsheet of hot deals if they have one. 

There are ~ 44,000 MHPs in the US and ~ 85% are owned by mom-and-pops.  

That's pretty common with mom and pop type deals.