I personally am not a big fan of multifamily, duplex, triples, apartments and the like, but do have interest in possibly trading my best SFRs for 5 unit office warehouse or retail strip in Forsyth County for better yield and passive income.

Specifically I focus on retail and larger multifamily properties.

When I semi-retiree from my corporate job in two years I may look into retaking the classes and getting my license then since I might have time to play the retail side of things. 

@Alex Stepanov it's unfortunate that you are getting this kind of treatment from local agents.Yes, we are very busy in our extremely active market but I couldn't image treating anyone like you've be so far.I know in our office of 65 retail agents, most [all] don't like to deal with investor because they "low ball" and only buy low end properties and the commission is very low.Your reasonable ROI goal of 7% can be done easily.Have you selected a property manager yet?  

Retail/Flip, yes.

I have signed contracts with all my sub contractors, however, whenever I check on how things are going they are not happening at the pace I expected.  

It appears that water sits under the crawl pace only when it rains so we are installing a drainage system.

"Up to code" by the city's standards is not the same thing as "fully renovated and ready for retail sale" (I realize you don't intend to sell it, I'm just making a point).Get an experienced/trustworthy contractor (or two) in there to give you some solid numbers.If the numbers work, then you can talk to the City...they shouldn't be too eager to demolish it if you have plans in the works to repair it (vacant lots don't bring in nearly as much property tax revenue as 1200 sq ft homes!).

The developers created Santana Row by taking inspiration from European cities with retail at ground and residential on the higher levels.

There are way too many retail buyers to compete with to give any investor any room to work.