@Toby Johnson I created a YouTube video for my team where I break down how to run a deal through the BP calculator and talk through some of the assumptions and how/where to find them. 

They'll know the areas, they'll walk the property and video call for you. 

This is also something that those awesome "GURUS" don't tell you in their books, videos, and programs, and it is that their are so many different moving pieces in a deal and especially in Pennsylvania it gets more complex as they will charge you taxes for both sales, even if it is an assigned contract. 

Best bet is to locate commercial brokers around the country for pocket listings...There is also a YouTube channel I believe it's called Commercial Property Advisors or something like that, the guy has some excellent videos on commercial properties.

So if you are not cash flowing now, you very likely will in a year or two ESPECIALLY if willing to put some sweat equity, creativity, a bit of money & time.Advice from other areas doesn't apply here so well - we are almost a different country with different concentration of realtors; investors; and CASH buyers (either 1st or 2nd in the country - consistently).As you stated yourself, almost everyone knows they are sitting on gold...

I am convincing her that I am educating myself, I plan to have experienced people around me, and I let her know that all the pod casts, YouTube videos and books talk about the mistakes people have made and how to avoid them. 

Wichita cares about it's future and what it looks like and has a police dept that will get creative to solve problems such as the homeless and panhandlers -- Topeka/Shawnee county - not so much - they just care about the wealthy zip code and a several block radius around dt where the capital building is. 

There’s always a way to make something work if you’re willing to get creative.

Currently I am looking into getting a HELOC if I can, but does anyone have any advice on other creative lending strategies?

I'd rather get creative and find returns in places where not many others are because this usually means higher returns.