Is that pretty typical across the industry?

For me, it's definitely cheaper to build than buy from retail because I save on a GC cost.

I have read a few books and spoke to some friends in the industry.

I look at this industry as a marathon and not a sprint. 

Is it retail at vacancy?

This could be with a full-time job in any industry.

It's also important to note that the industry standard is always going to be to take comps closest to the subject property first. 1+ miles away is considered to be far from the subject property in normal metros.

i want to keep the group small. not like industry scale crowdfunding.if I can find a property which has okay cashflow (which is hard anyways). and can collect around 10/20 people who wants to invest some cash each.I build a company to own the property and give each person a share. and give yearly dividend to each, until sold.

I will say experience is a big teacher in this industry - when I was new I didn't know sh*t about "fixing" properties.

Some focus primarily on agricultural industry, real estate agents, product based industries, etc., so you could find a CPA in your area that could provide you with everything you need in your current situation.