The bigger companies tend to do more research and are more slow and methodical in their decision making process.As an example for retail even if you get Starbucks wanting to go on a retail site from the first time contacting it can be 6 months or longer before they open in the space.

Retail buyers are ones who need inspections the most, and they look to their agents for referrals.

You can follow my profile back to my website and sign up as a buyer on my investor site and back to our local REIA group to see what properties our members have for sale.I buy and wholesale across the KC Metro - I don't buy or wholesale in the urban core and focus on areas where houses are at least $80k to $100k and up retail.

But keep in mind all the franchisee firms are going to be focused on buying/selling full retail, MLS, owner occupant properties. 

She owns a retail store and I own an insurance agency.Would be willing to do out of area investing deals, but need volume in order to make the cost of a management company feasible and my $100K probably won't stretch extremely far on its own. 

That type of stuff on retail properties is a no go for me as that is what I am trying to do as the investor buyer.    

Think about things like utilities, insurance, interest, taxes, typical consessions (seller paid closing costs for retail buyers), commissions, etc. - those things add up.

Check out BP Podcast 278 where the guest talks about buying MF properties at retail price but still coming out with a deal because he knew the market.

Your best hope is a retail DIY fixer upper buyer.  

Here is a real world example:http://www.loopnet.com/for-sale/chicago-il/retail/...and anotherhttp://www.loopnet.com/for-sale/chicago-il/retail/...Cap rates in the Commercial / retail/ industrial world are calculated as follows:Net operating income ( again this will assume no debt ) divided by cap rate = valueTalk to any CCIM Broker and they will verify this formula.