Are you talking multifamily, retail, office?

@Patrick Shea The problem is that you are making wholesale offers to retail agents.

., your good deal may be priced at $80/sqft "all-in" in the submarket where retail houses are priced at $110/sqft and rents are above $1/sqft.You need to know these numbers before looking at individual properties.

I'm in the Phoenix area, but I have not been buying at the auction for the last few months, the prices between auction and retail are too slim right now.

In order to do a sandwich lease option the seller does need equity ( in my opinion and experience ) - however that doesn't mean your price can't be close to the retail value. 

., as @Neal Collins stated, the "hotel occupancy", which is allowed in the "retail and sales", which is part of the CM2 zone, would allow for nightly rentals.

You may have to look at some less traditional options (not a medium to large retail bank or mortgage bank). 

Like you said you are buying at max retail so any potential cap ex that comes up would be right out of your pocket. 

I am currently working on buying my first Commercial Property, considering a multi tenent retail plazas and small industrial buildings in Rochester NY right now. in the future I want to also invest in the Vero Beach area of FL. 

Asset type (retail,industrial,office,etc.)?