I agree with your commentary on doing appropriate due diligence.I specifically was talking about East TN, but I have put offer recently on properties in FL that should produce $80k to $100k and the seller balked at my offer saying it could make $80k. 

Retire Early and move from CA to FL Uhaul will love you ;-)When you are new, looking for lenders & considering Fix & Flip, BRRRR, or rental, as a buyer, I’d ask the owner/seller to be one of my private lenders with creative financing.

Seller would not lower price and deal died.

Currently pulling lists from PropStream and door-knocking for pre-foreclosure/high-equity deals, but I'm looking to scale with inbound leads to save time.Came across Real Estate Bees for their pay-per-lead model—motivated seller leads, geo-targeted to the Triad, supposedly high-intent from SEO/PPC ads (not cold lists).

If you’re new to commercial, partner with someone who does this weeklyEven just to evaluate it.One wrong zoning assumption can swing the deal by hundreds of thousands.Bottom lineThis isn’t a residential comp question, it’s a land and entitlement question.If the zoning or surrounding development trends support commercial or multifamily, this could be a strong off-market opportunity.

Quote from @V.G Jason: The economy is not the stock market. 

For seller financing there are sites that can be used to check like equifax etc or other sites - you just have to sign up.

Buy at 85% of current market to protect yourself. 

Lawrenceville is a competitive neighborhood at this point so going to be tough to find a good deal there on or off market.

Quote from @Eric Ray: I am interested in wholesaling commercial or multifamily in the Kansas City market.