The S Corp treats each property as inventory (think retail) and it works out to save me on short term gains. 

Realtors are Retail sellers. 

I'm basically going to be targeting rehabs and potential long term development plays or retail cash flow plays.  

You will just likely be looking at a LOT of houses to find one that is marginal, at least for my return needs.Secondly, along these lines: in the neighborhoods I know and invest in, the demand from retail buyers is still very high, and inventory is low.  

However, the fam member installing them for me is only a licensed HVAC contractor in FL so he's been unable to buy the units at the regular retailers that would regularly sell it to him (like Bryant, Johnstone Supply, etc).  

Hi Everyone,We are exchanging for the first time from MFH to NNN retail properties. 

that's basically a primary / retail strategy. 

I've witnessed several "historic" buildings try the residential above and office/retail below and have major tenancy issues.

Retail (retail is very good btw)?

Frederick is great for rehab and retail.