Pros/cons of investing in an individual office unit?
I see a lot of people ask in here how to get started in cre with minimal capital. The typical response is to buy a multi family or something of the sort. 

But why not buy an individual office unit in an office building? Those seem to be in the same price range as a lot of mfh. 

Not really asking why start with a mfh over a single office unit. Mainly just what are the pros/cons of buying an individual unit?
[{"id": "h98660m", "text": "What is the demand for residential?  What is the demand for office space?", "replies": [], "depth": 1}, {"id": "h9886dq", "text": "Unit is for office use can not live or sleep over.  NNN cost is steep.\n\nGetting a MF say a duplex it is 2 m in SFBA urban(North CA Bay area), 4M for 4 plex min 20-25% down commercial interest rate, Getting a office condo is a mere 700-900K ....\n\nRent on a 4 plex is $15K/mo, office rent is a $2-2.5/sf NNT.  Residential vacancy is 99%, commercial is &lt;75% with pandemic loss.  One can calculate the market capitalization rate with vacancy inclusive.", "replies": [{"id": "h988x7r", "text": "Where I am there are both in the same range, I can not speak to the Bay Area \u2026..", "replies": [], "depth": 2}], "depth": 1}, {"id": "h98c6om", "text": "I can\u2019t speak for what you\u2019re looking at, but most office condos are priced for an owner/user.", "replies": [], "depth": 1}, {"id": "h98jwt1", "text": "Where do you see people selling individual units in office buildings?", "replies": [{"id": "h9ef4nh", "text": "There are office condos everywhere. I agree with the \u201cstay away\u201d responses. They suck as an investment.", "replies": [], "depth": 2}], "depth": 1}, {"id": "h98msxk", "text": "Biggest cons - \n\n\\- Time to lease\n\n\\- Association dues/restrictions for the space\n\n\\- Dealing with multiple owners (of the different units)", "replies": [], "depth": 1}, {"id": "h98o0gq", "text": "You're sort of in a worst of both worlds situation, all of the risk and none of the authority. It's enough of its own specialty that, if you want to do it well, you sort of have to focus on it.", "replies": [], "depth": 1}, {"id": "h98peya", "text": "Office condos vs residential is a no brainer.  It\u2019s also a great time to buy if you can persist through this current slow trend of delta variant...blah blah.  \n\nI\u2019d rather own an office where people don\u2019t trash the unit every 6-12 months....and you can charge a NNN lease \ud83d\ude0a", "replies": [{"id": "h9a6g6g", "text": "Way too simplistic of an answer in my opinion.", "replies": [{"id": "h9a7oab", "text": "In the past 24 months I have transacted (selling, buying, leasing) over 30 office condo units in Central Texas.  I am also an owner.  I'd much rather deal with an office user and the respective turnover than a single family home.  But that's just me :)", "replies": [], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "h98ysaz", "text": "Office Broker here. Your turnover costs will be substantially higher on the office deal. Typically in order to be competitive in the release phase of the space you will need to sink substantial dollars into the space. The most basic package is to completely redo paint and flooring. The normal budget I see on just this runs between $6-$8/SF in my market. You will also be expected to be willing to move walls, update cabinets, etc for credit and term. Then there are commissions on top of it. In my market, tenant brokers typically make 5% on the first 5 years of the deal. Then currently there is free rent. Most owners are now offering a month of free rent per year of term out side of the deal. Overall on a 5 year deal, not accounting for the loan the pay back period is well into 3 year of the deal. On a 3 year term, the payback is well into year 2. This does not account for when groups break their lease or the overall higher management associated with the property. My advice is if you are just starting out is to work in residential to get your feet wet as the law and negotiations are typically very straight forward and there are normally established lease documents. If you want to move into commercial and avoid the headache of dealing with residential, then I would recommend industrial. The turn over costs are substantially lower and the management is typically much easier. Good luck!", "replies": [{"id": "h9a77lc", "text": "Great response thanks! I\u2019m new to thinking about this and really don\u2019t know shit so this helps a lot in understanding", "replies": [], "depth": 2}], "depth": 1}, {"id": "h9a6uxu", "text": "What\u2019s most important to you from the following\u2026\n1) significantly increase wealth\n2) limit out of pocket expenses / avoid having to invest more in the future \n3) be able to quickly free up cash from the investment \n4) be able to collect steady rent checks\n5) get favorable tax deductions", "replies": [{"id": "h9a7aw3", "text": "Number 1 by a wide margin", "replies": [{"id": "hblcdc9", "text": "Then you should probably just buy the biggest mainstream (ie highly liquid) house you can justify with 80-90% debt and sit on it for as long as possible. \n\nYields are low across the board. There\u2019s no uncovered pot of gold waiting for you to stumble on it. \n\nI like a big single family house over your other options for several reasons: you probably know where the decent/good neighborhoods are, they\u2019re simple, they don\u2019t require the same level of capital as office or apartments, and\u2014as long as you think home prices will go up by 3%+ over the long run\u2014you can take advantage of the most borrower-friendly asset class. No other class passes out super cheap 80-90%! financing.", "replies": [], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "h9afyof", "text": "There is a substancial amount of knowledge and experience to understanding commercial condo deals.  I would not reccomend it to a beginner.  The folks I know who play that game are all experts in it and ruthless.", "replies": [], "depth": 1}]