EMD should only be a few thousand dollars.

Never understood the catch to places like new western, you can literally only wholesale and make a small cut from every deal.

Also might be good to talk with your agent and get an idea of what an extra storage space is valued at in your area (I've seen sheds be valued at several thousand before) so that might defray some of your building costs.

It's often a lot, usually measured in thousands.

A few years ago their water bill suddenly shot up thousands of dollars more per month than historical norms.

Count on 6 months for a sale, divide profits two ways (make sure to include all costs and 20-30% more than your contractor quoted) and if it’s only a few thousand a month it probably wouldn’t be worth anyone’s time, right?

We have been on BP for about a decade now and have thousands of reviews from many past clients. 

The biggest downside to me of retail or industrial is that any vacancy is likely going to sit a long time, and cost a lot of money to fill (6% commissions to leasing agents on the full gross rent over the entire term and TI buildouts/allowance that can run into the tens of thousands and up).  

I have to shovel garbage , literally shovel, like it is snow , near the dumpsters.

I might be a little biased because we started purchasing places around 2009/2010 and we were picking up screaming deals all over the place (3/4 of our portfolio is made up of homes we purchased for ten's of thousands of dollars that are now worth hundreds of thousands).