I'm an agent here as well - Responsive Finding good deals or helping them with number (comps)Not letting them buy a bad deal especially if they are newEducating them about how to structure your offer to make it most competitive/most investor friendly (rolling concessions into the loan to improve CoC Returns)

Interest rates are higher for retail and office, demand is lower for retail and office, tenant improvements are higher for retail and office, volatility is much higher in retail and, as of recently, office.My answer is yes, I do look at retail and office offerings too, but not only because of cap rate. 

If you got permits for anything they will reassess it again after they establish the sale price value with the improved value. 

Improve my processes and make me faster and more efficient, I think what I am really looking to do is flip here in San Diego but take the proceeds to another market that I can find cash flowing properties. 

The reason MHP investments are more favorable is because a large % of the value of the property is allocated to "land improvements" rather than a building. 

The tax records have both single family homes as improvements on the land. 

@Sarah Blesse, You cannot exchange into improvements on land you already own without doing a very untested and risky process called a Lease hold exchange. 

Once the reno is started, you need to switch to a Renovation Builders Risk policy to insure the building and the improvements you are putting in. 

If your not in a position to buy a single family, renovate it, live in it for a year or more then buy another on (house hack), A good option may be buy a single family that needs a little work/cosmetic improvements, rent it, and refinance it BRRR method.The first option allows you to get a better interest rate.

I've done a lot of cosmetic improvements to the property in the last year, so I think the increase is more than justified!