Working with investors isn't like the one-off retail clients you are used to where you can dump any property on them and walk away knowing you won't get any more business from them for 6+ years on average.FYI - "Investor" doesn't mean cheap-property-seeker.

Very true, I do believe though that there are retail buyer as well.

Listing with and trusting a retail agent for 3%?

Equifax, originally called Retail Credit Company, was founded in 1899 in Atlanta by brothers Cator and Guy Woolford.

I'm interested in office buildings as well as retail, etc.  

That sounds about right for retail pricing depending on your selections.

Eighty percent of my business is investors with remaining being residential retail.  

You seem to be paying full retail for the property ($450K) and borrowing the down payment ($90K).

Making the "vision"/dream as easy as possible for the retail/non-sophisticated buyer may really open some opportunities.

So analyzing MHP and other large scale multifamily is different than commercial retail spaces.