If statement with embedded AND and FIND formula results in #Value

Hello,

I have the below formula which will continue to grow once more logic is added in however the result currently is #Value. The #Value is occurring because the first section where it is looking to find BMR Retail and CAM Retail is resulting in a #value so it isn't making it to the second part of the formula where it would find a match and drop an OF. I am assuming I need to drop an error formula into each of the find sections. I tried using search and end up with the same results. Any thoughts? Thanks in advance.

=IF(AND(FIND("BMR Retail",Q11),FIND("CAM Retail",Q11)),"RE",IF(AND(FIND("BMR Off",Q11),FIND("CAM Off",Q11)),"OF",""))

encapsulate all your find(...) with

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Alternatively use
AND(ISNUMBER(FIND("BMR Retail",Q11)),ISNUMBER(FIND("CAM Retail",Q11)))

thank you both!

You're welcome & thanks for the feedback