I currently live in Seattle and am an active investor around Washington.Specifically on Whidbey I own a 29 unit apartment complex, rental SFR, office building, medical office building, retail building, land for subdivision, SFR flip, and personal land that I plan to build my own home on in the future. 

Investors can't do that paying retail.

In this situation, if an investor has secured a property and already has an end user in place, the investor will not necessarily have to provide any funds in order to close their purchase of the property.For instance, Frank (an investor) has secured a property for 210k, and Frank already has and end user for the retail value of the property at 300k.

Buy/fix/retail, buy/fix/sell-to-landlord, wholesale retail, wholesale to landlord, buy and hold, etc, etc.  

If you're a homeowner general contractors will always quote a retail price.

Property is a multi-tenant "B" class retail property valued between $ 2 and $3 million. 

I consider NYC & Long Island some of the roughest places to make money investing, because the retail demand is so high.

Usually these buildings are managed by large PM companies that only focus on retail and manage millions of sq ft in the portfolios for a variety of investors and groups.The higher yielding multifamily will be older buildings and really require a lot of doors say 100 or more to have a full time repair person and PM on staff.

You can get referrals for a Closing Attorney right here on BP as well as any other help you need.Another option to a straight out retail or wholesale sale is to offer seller finance.

I just want to send a follow up text after X number of months and say "Hi, we are still interested in buying your house, we would be able to offer close to retail if you would be willing to finance all or part of the sale"... or something like that.So it is OK for me to text them from my cell phone and say that, but not from a messaging service?