. - $300k cash to start investing with- Make extra cash from teaching online at a university and retail real estate since last September (not excited about it though.

As an investor, for the most part, you either buy a property that needs alot of work and create your added value OR you buy turnkey which is retail today.

The Boston market for retail is so over priced creating new product provides the best returns whether it be fix and flip or buy/hold How did you find this deal and how did you negotiate it?

I saw a commercial property location with a distressed building on it, that I believe is in a great location for a retail location.

I'll go high on price, conservative on EM and other terms if I'm paying what I'd consider to be 'retail'. 

Otherwise if you buy at retail price of say, $100,000, and your tax rate is 4%, you're already out 2-3 months of rent.Check out the Greater Cleveland Tax Map if you need help figuring out your tax bill after purchase.

@Brandon McCadney Often if you find that there are several properties in an area that are all owned by one or 2 companies it could be that a developer is trying to assemble a larger piece of land (buying all the homes/properties in a small/medium sized area) in order to redevelop—build multifamily or retail or some other commercial building.

Of course Ive got my typical retail clients too that are like that, but its a minority of my client base.

But as you underwrite deals, you will always be able to hold the basic structure in your mind, then work the details on each deal in a spreadsheet that you can easily build yourself.Basic rental income and expense summary:Rental Income from all units, also called Gross IncomeLess Vacancy Factor (typically 5%)Equals Gross Adjusted or Effective Gross Income (has various names, but this is what I call it)Less Operating Expenses and ReservesEquals Net Operating IncomeThis fundamental formula applies to all income producing properties, apartments, office, retail, self-storage, etc.

not sure how many are retail agents..