The specific area I'm looking into is the McKinney historic district, a quaint downtown square with a great restaurant/retail scene.

I know investors who have bought recently, but I’d never pay these retail prices. good luck! 

Finally, there are general demand drivers that will not change immediately, and therefore keep sentiment low: inflationary environment pushes more capital to hard assets, recessions push money to hard assets, news outlets running stories about how this millennial or that has made a killing in real estate pushing more people to real estate in all forms, office and retail money moving to multifamily and industrial as the pandemic and consumer patterns have shifted for the long term.Will there be a correction, or at least a slow down, yes.  

I will say they are massive and sometimes I feel lost in the shuffle but they think of every detail and can provide so many more services because of their size.

@Camile Case thank you for replying.do you have recommendation for a specific bank or loan provider for value add/rehab loan. my Buisness partner is checking local banks now but they focused more on line of credit for the LLC (we partner in different retail and beauty business) and said they would check it and get back to us in the next couple of days.we checked with US bank (doesn't do Florida) and lending one (doesn't do rehab loans) and both doesn't offer what we need.we prefer finding a solution just for the rehab (60-65k) and then refinance the owner financing.

Its going to retail for 450k. 

It is correct that they are not desirable, but some of our priciest retail neighborhoods are Birmingham City schools, and people buy in there who are planning on either homeschooling or sending to a private/community school (my family included, we live in Glen Iris 35205, have 4 kids and homeschool). 

I'm fully supportive of SEO, but I have to assume that the massive number of veteran wholesalers who continue to use cold calling and DMM to try to make a connection before Google gets consulted have some reason for expending all that effort.

UNLESS there is some big upside to break them up and retail them to homeowners. 

@Alex Heidenreich I buy 1-2 properties per year and all turnkey so my sample size is not massive.