(Actually I did, but only because I've seen ice on maps!)

Mehran Kamari you beat me to the blog post about breaking the ice at a networking event!

It states owner or occupant to remove snow and ice from adjacent sidewalks by 9am.  

If I have a class-A off-market property reliably driving $9kmnth in revenues, there is not a snowballs chance in he-double-hockey-sticks that I'd let you have it for $1.2m.

If you have $0...get some ice in your veins and start cold calling. 

I drawn up a site plan , looks like the 10k sqft building will fit, the land is flat and almost rectangle, with set back and required landscape, I still have 52+ parking.I plan to build and hold on it, as a steady income for retirement,  maybe use one or two unit by myself, as my wife always want to try a coffee/ice-cream/yogurt  shop. 

The icing on the top of this perfect combo is my better half's business management background.The one thing that I am still a little unclear of if the money portion...

Best if you already know an agent or two who can break the ice with the broker.

For a traditional situation where that is obviously not possible, I think you have to always figure high on your pro forma and then anything you achieve below that vacancy rate is icing on the cake.  

If they appreciate, well that will be the "icing on the cake", an added plus.