Locally you can find better deals below retail market.

I used the traditional, use a realtor, search MLS and Zillow method to find a house listed as "retail".

I attend auctions weekly and use other proprietary buying systems but find even these properties going for retail and above since retail buyers are equally frustrated and enter the bidding.  

Most retail buyers cannot see past what is in front of them.

You can buy them retail reasonably cheap, or at used book stores.

Typically grade+1 level retail, 1-2 floors office, 3-6 floors of residential (apartments or condos), attached parking structure, below grade storage facility, roof-top solar, and rainwater capture for common areas.Work now/Play later #2: like #1, but add in a land play. 

Cash on cash return is still extremely solid in North Dallas cities, and a ton of more commercial development activity is happening in this part of town in DFW such as office, retail, residential, and hospitality.

When he came to tour and interview with myself and my husband, he stated he owns a local retail shop in town and plans to put 4-5 people in the house. 

Alot will depend on the real estate asset class you're investing in (multifamily, single-family housing, office, self storage, retail, etc.), the strategy (core, core plus, value-added, opportunistic), the type (residential versus commercial) etc..

OK, I'll give you the flip side.Let's use NYC retail (worse of the worse) as an example.