They considered anything about 85% and up to be value-add and anything below that to be more "redevelopment" since it often involved dark or vacant tenants, and re-leasing a center with no anchor can be very challenging.Of course, I am talking grocery anchored product, so of the 100k+ GLA, 50+ would be anchor.  

This way, the future buyer can provide direction on the paint colors, flooring, etc that they want as you complete your flip.

Currently working out of Miami, Shelby, and darke counties.

For me to get them to offer interior design pallet with all items to buy in every room of my 1800 sq foot cabin along with color pallete, everything down to light fixtures was going to cost me around 5K for their services.

The reason for this is to prevent people from getting a good deal, immediately refinancing, pulling all of their cash out, and having no "skin in the game".

My current biggest property is an 8 unit apartment building and it is definitely a horse of a different color compared to my 2-3 unit properties.

In theory you could approach the neighbors before going under contract but they will take your inquiry more seriously if they know you have skin in the game.

Would depend on if you have enough skin in the game or other collateral

Insurance has no skin in it since they don't cover mold, only have duty to defend. 

Seller no shows and goes dark.5.