I got a quote for 8K sft retail from a construction company for around $120/sft, this includes site prep, utilities, metal building erection, exterior finishes, interior insulation etc (basically build the shell from scratch).

The "high cash flow areas" you speak of are only good on paper, and while they can be if you play everything right and all goes well, I find that is harder than it seems.

Hustle and drive play a significant role in this too. 

PMLs exist, there's zillions of them, real estate investors work with them every day and PMLs fill a need and have a role to play as a specific tools for a specific situation.See if you can put a sharper point on your question.Mike Thanks for this Mike! 

Likely would want to close on 11/28 at the latest to play it safe as the notice takes affect the next day, not the day it was served. 

But if its a strong offer just play it out. 

Those that do, want to start from scratch and wouldn’t pay a premium.

Think of it as free vs pay to play video games.

I’ve been in a similar situation, and I think the idea of buying in lower-cost areas to renovate and rent out is a great play.

Market your wholesale business as anyone would market a business concept and play by the Texas law and rules.