I am BRAND NEW to the industry, if you could call it that.

Expect to foot 2500-3500 a year for annual membership, insurance training etc. 

And the desired one to invest in is "warrantable"....that means they keep good books, finances, insurance, aren't being sued, etc.Also, if you are looking for lending in Virginia then try posting to the Virginia forum as well. 

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.