I'm in the retail sector, primarily value-add product with a great location but poorer performance than the market average.

They are not generally near a retail center-point so I'd be curious who a potential solid backfill would be, especially to your point, given the size and physical attributes of buildings themselves.

Sometimes players need physical therapy (rehab), some need more 1-on-1 coaching (optimization/advertising) and some to be traded (1031 exchange).

In both cases, the product has more or less folded or become inaccessible.

A lot of lenders are starting to offer this product as well in response to the economy.Are you looking to purchase a condo in the Phoenix area as an LTR?

Any particular product type you are interested in?  

There are only so many PRODUCTIVE hours each person is capable of producing.  

Physical REI is not a paper investment; almost anyone whose invested on paper numbers I am willing to bet is showing a lot less than the reality of if it unless they took realized gains by selling(into the appreciation rate) or cashed out refi. 

Does the spray can blend well with the rolled on product if there is a water stain to be covered?

Offer a product slightly nicer than your competitors and the good tenants will want to live in your buildings while the trash lives in your competitor's building.