Motivated seller relocating internationally for postdoctoral research position, must close by June/July 2026. Closing coordinated through Grabill and Cook Attorneys, established firm with commercial real estate experience in Shenandoah Valley. Previous contract terminated due to buyer's residential financing attempt on commercial property. Commercial loan prequalification or proof of funds now required before showings to ensure qualified buyers and smooth transaction. Priced at $325K based on 9.6% cap rate with documented income and upside potential. Ready to move forward immediately with qualified investor.