Shiloh, the poster above, seems to find investors and I don’t think he has to offer a discount (most people trying to partner on a property are probably finding properties that are selling for close to retail and then they seek partners with whom to purchase the property and therefore don’t even have a chance at offering a discount since they don’t already own the property as I do).

They do not offer every bank or lender out there or the lenders would never get a lead.When I say FDIC what I mean is "Fully Delegated" and not just Full Eagle where FDIC Mortgage banks have better rates (which they do) because  retail it's or wholesale and not selling the loan to meet a branch bucket or Loan officer compensation plan.

For example, my appliance store gives me a 10% discount, so I charge a 5% markup to my owners to make a little money and the owner still saves 5% from retail. 

I'm expert at retail leasing and sales and commercial contract management. 

Denver Union Station Project (Colorado): The city exchanged several smaller parcels of land with a private developer, who in turn constructed a mixed-use development that included retail, office space, and residential units.

There are Class A industrial projects underway and the development of a large retailer.

For teak the finished retail board is $28 to $32 per board foot.  

It gives me another exit strategy by having the option to sell off individual properties to retail buyers if needed.

Used your HELOC to fund the down payment on a second property if the right opportunity presents, otherwise those returns wouldn’t be juicy enough for me to take on more debt for the sake of scaling if you’re buying at retail. 

I have been working the last 6 months as a commercial real estate agent focusing on retail investment sales in Los Angeles.