I originally got into real estate investment to save start up money to go into fashion (opening retail boutiques) but now I find that I really enjoy it and can see myself creating long-term wealth within a very short period of time.

It will help you see things in another light when considering a RE deal.For instance, what may not work (50% rule) may work perfectly for you as a middleman (wholesaler) to someone who will sell retail.

I told them im not going to be focusing on the retail side of sales, im working with investors and my own benifit.

I'd rather not pay retail price because if you have to sell quickly, you'll lose, at best, all your transaction costsIs there demand?

Yes for the little houses J is definitely the person in Atlanta.I am on the commercial side of things (large multifamily, retail, etc.) and do not mess with the SFR.I can tell you from living in Georgia all of my life that SFR the percentages from investor purchases to homebuyer purchases has shifted.

The only way the deals would "dry up" is if every house is now in perfect "retail ready" condition, every homeowner gets a great job, everyone makes all their payments on time, people stop getting divorces, people stop passing away, etc. etc.Yes, market conditions will vary by locale, but deals happen every day and new opportunities pop up all the time.Successful investors do it thru MARKETING - the constant communication with your target market via multiple "touches" over an extended period of time.

Every retail good would be taxed at the point of sale.

Her home appraises for 250 (retail), and she has a lean for 150.

Or you could sell it retail, doing a 1031, and buy more properties.

My advice is to buy foreclosures and go the flip route in the areas that are selling in the "now" retail price range.