The advantages are huge: having an extremely low management and maintenance involvement as most of the tenants are on either NNN or modified gross agreements taking care of the property, no residential compliance, high demand areas of Los Angeles metro.
A great example of such opportunity was Earl Scheib auto body / auto repair shops that were sold to investors. I personally sold their Hollywood location on Santa Monica Boulevard.
Another good example is subdividing and renting out large industrial properties.
Please, contact me and we'll try to find a good match for you here.
Best of Luck!
Even here in Madison, there are some historically amazing rent price to purchase price ratios!