Lori and I chatted some more and she has 30 plus years of doing retail owner occ RE sales and managed a large C 21 office at one time.

Are you equating it to theft? 

Feels as if it is overloaded with fake wholesalers and noobs who don't know how to calculate rehab and want more than retail for their deals.

There has been a lot of tenant fraud since COVID, with people committing identity theft and falsifying documentation. 

Point being - retail / contract labor can be really expensive - and how do you know when you are being ripped off?  

Now if there is a bar, restaurant, retail, or other commercial use and its legal, then it could be considered commercial from a lending standpoint.  

I also have experience with retail, both my wife and I started and used to run a clothing shop while we both were busy (me with my company and she with a corporate job), for around 5 years before we decided to sell it.

Market OverviewThe Los Angeles retail market showed signs of stability in Q1 2024, with asking rents holding steady at $34.21 per square foot and vacancy rates remaining unchanged at 8.1%.

Retail flip? 

Most banks are going to write as @Chris Mason mentioned - 5-10 years/ 20-25 year ams in this market.  30 not so much, especially on retail.