Study the market.

@Shervin Golgiri Seller not paying buyers agent commission wont have any bearing on finding qualified buyers in a sellers market . 

Pick a market drill deep into that market, learn the market and success will follow.

Mariposa's growing market further enhanced its appeal.

Because of that, our budget a little more flexible -- it doesn't necessarily have to cash flow right out the door (which I know is almost completely unlikely in the current market for this type of area). 

Are you guys using websites like crexi and loopnet, or is it better to go for off market deals, and if so how are you guys finding these deals off market?

To choose the best rental strategy, research local regulations, lifestyle preferences, market demand, and property features.

Sale-Leasebacks have inherent challenges because the tenant/seller is incentivized to market the property in such a way they get they price they want, but if the entity who signs the lease is weak and there's no personal guarantor, they could stop paying rent the day after you close leaving you high and dry with very little legal remedy.I don't know your market, but in my eyes, any 10% cap offering is either an extremely weak tenant OR a tenant that has very little term remaining with no plans to renew.If I were, you I would very seriously consider how much I like the real estate and what my odds would be of refilling the real estate with the same or better rent and/or a better credit tenant once this tenant goes belly up.

The off-the-market owner & his project manager realized a price discrepancy 1 day prior to closing and they informed the title company to not to complete the Master SS.How long can sueing a seller under specific performance take and what are some options ?

I am a new investor and have been exploring deals in a few markets outside my area for the past month and a half.