And yes you can move the market with just $1M.

I worked for a US retail company that had a policy of accepting returns no questions asked and even when I accidentally uncovered someone seriously abusing the policy, my bosses wouldn't pursue the matter. 

People in 2005 were angry the market was so competitive.

That will cut your cost by 1/3 versus retail.  

I have been trying to get a distressed/value add LTR property under contract in my local market for some time now.

A frank, hopefully insightful, dive into real estate and financial markets.

Two cities in the Coachella Valley are making waves in California’s fastest-growing real estate markets—La Quinta and Palm Desert. According to Redfin, La Quinta saw a 29.9% increase in home prices, while Palm Desert ...

So they are good paying retail.. we had 5 to 7 offers on each project .

we are still doing deals in commercial but mostly in the retail/med space. 

The market has gotten a lot more competitive in recent years.