It seems like a good idea but I have no idea what kind of leases they're doing - gross, NNN, or month to month, since most of the businesses are small time mom and pop. 

What could pop up that we may have to pay for once making an offer?

We were looking for a value add property that was owned by mom and pop and had the potential for big improvements in both the asset and the management of it.

Everytime the term "Oklahoma City" pops up, I see you commenting on the thread.

Now that I'm thinking on it, I've had a lot of applicants ask if they could paint my neutral walls because it was boring to them.I was showing my friend, who is a house painter with an artistic sense, one of my properties to just show him what I was in to.

When a deal pops up on the market it doesn't take any time at all for it to disappear.

@Glenn F. is what I'm looking at doing now with a Duplex that just popped up@Heath Ryans thanks for the advice on the different methods.

Before sending it out I had one question pop up.

@Tim Lovell I'm in Rhode Island (which is why @Sean Lunny's post popped onto my radar) but reading through this thread, if you are low on cash I agree with @Stephanie P. that you'd probably want to look at house hacking.An owner occupied loan will get you a mortgage with low down payment and low & fixed rate, basically the best terms you can ask for, though they will scrutinize your finances.

Hello BiggerPockets, my name is Evan and I have been listening to the podcasts for months now and finally decided to pop in and introduce myself.