do you have a new job offer from a company in the same industry (in writing)?

Despite the hot oil industry, I am surprised people are selling stuff at 10 cap there.

If you are new you might want to underwrite at a higher insurance cost unless you can use your property managers insurance. 

If the land is surrounded by "heavy industrial plants," you may not be able to build new residential there.

For example on a house I'm looking atCost- $310,000- 4BR, 2Bath DuplexMortgage (based on RedFins calculator)-  $2,008 / month, which includes taxes and insurance. 

In addition to the mortgage, property taxes, and insurance, the projected calculations are taking the following expenses into consideration (5% rate for vacancy, 5% for repairs/maintenance, 5% for CapEx, and 10% for property management; otherwise the income figures would be higher. 

Industrial part of town, for sure. 

Buying a primary residence with an eye toward investment is what I usually recommend for first-time investors, but there are many paths to success in this industry. 

Make sure the HOA doesn't have restrictions on vacation rentals. 30% is industry standard in most places.

For instance, if you paid all cash for an apartment building and you received a 7 cap, but you could buy an industrial building all cash and receive an 8 cap, then you would in theory rather purchase the industrial building.