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.

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

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

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

I have been exploring gigs and hustles to build capital in addition to my 9-5 towards a property, but the growth is not moving at the pace that I would like it to. 

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. 

It served the purpose well in my case, it was self-paced.

The SEC typically stays away from 506c losses because its accredited investors - they will focus on those that hurt the retail investor.

They are buying NNN single tenant or NNN multitenant retail properties in TX, OK, SC, NC, GA, FL, AL, TN - the states to which the population is migrating and that have business/real estate friendly governments and lower taxes.