I have a massive pros and cons list but it basically split down the middle with how high the cost of living is in NJ compared to PA.

You make money by buying LOW, not buying retail, fixing it and hoping prices will go up. 

Hey,I am currently under contract on a commercial space w/ over 9,000 SQ.FT - high-quality block & brick construction, stage three electric, new rubber roof, etc.I believe it was most recently used as a retail store judging by a old walk-up counter in the front of the building... the building requires slight work w/ an estimation of $25K on the extreme end.The building is split in half w/ a stick framed wall causing a split of about (43 X 60) on the side closer to the street w/ a (10 X 10) office space that has a bathroom, as well as an additional (5 X 6) bathroom accessible from the entire front portion of the building.The back half of the building measures (30 X 70) w/ an additional framed wall in the back for an additional (10 X 70) storage space... the back half of the building has a second story walkout & walk-down access to the basement.Additionally, there is a basement sized (43X41) w/ an exterior walkout.I intend on putting this building out in phases....- The first being converting the (10 X 70) space into seven (10 X 10) storage spaces aimed for paper storage for professional offices such as title companies, real estate brokerages, etc... the income from this will cover the seller financing note I have on the property.- After that, it's to the front of the building... there's a few general renovation tasks that I won't bore you with but I will be putting a garage door in the front of the building to make this space indoor car storage for at least fifteen cars... this portion of the building isn't over the basement but I'll wait until a structural engineer gives me the okay before I start this project.- I'll also be putting a front door on that (10 X 10) space when we're adding the garage door to have the option to rent it out but I'm most likely going to keep the space for myself.- Once complete w/ the front of the building I'm likely going to mirror the storage setup onto the other side of the building in the back partition...

are you calculating it as rent minus PITIit's rare that a retail house, especially at that price can be profitable ESPECIALLY in a military town where market rents are mostly set by BAH.

There was a MASSIVE dislocation between purchase price and rental price (there still is, compared to the rest of the nation).Fast forward; bought, renovated and now manage about 600 of them, all in Chicago area.

Yes, tech jobs played a role to a degree in San Fran, but NYC not quite sure.I would attribute the massively price appreciation more to international equity and housing markets after the recession.

See their timeline and if that’s possible, often times people want retail.

In the more rare occasion where the retailer is using their own teams to develop, they prefer 100% tax deductible rent secured by long leases with multiple options over mortgages where only the interest is deductible and being locked to a location w/o an easy out.  

While SD might experience massive appreciation, your wallet won't see it.Now, compare that to another growth market like the Raleigh metro ... that same original $500k can be split into 2 townhouses that will kick off $400-500/mo in positive cash flow ... use a portion of the $90k that you were going to sink into the negative SD condo and pick up a third unit. 

we are near getting a contract, but not under contract yet:we have a house that is so full of stuff, that an inspector will not be able to get in anywhere, and we cant confirm issues, repairs, and know what we have, before hand, with intent to wholesale, or retail it., and it will take 3 dumpsters, and maybe 3k+ of costs, labor to unload place...what do you suggest to get under contract and inspect, for diligence, without spending $3k just to unload the house for an inspector to get in?