Side note, as a Journey, you have a massive advantage over others in this arena.

Eh should put a pretty massive prepayment penalty in to the deal if he doesn’t want to owe the taxes. 

They all wanted full retail for their property. 

Aloha,As a general suggestion, find a mid-sized company that works business to business, with a retail showroom.

Investors that could access high-leverage loans that would qualify based on STR income on acquisitions could jump-start a scaled portfolio that would enable massive wealth — and allow them to outbid and outmaneuver the competition. 

What the seller should do for max profit is get them emply, updated and sell them individually retail - basically flipping.For you it means an opportunity to negotiate maybe 80% or 85% ARV.

If people are willing to pay the price for a property, it's not overpriced, that's retail, and it's not always a bad thing.

There are charter schools in the area that that you could target the areas in the direct vicinity of for about even cash-flow and massive upside appreciation potential.

From a lending perspective, anything property with more than 4 residential units OR has non-residential uses (office, retail, mixed use, etc) is commercial.  

If anyone has any recommendations on specific designers or retailers (local or online) for this look that deliver a good value, please let me know.