my jacksonville Fl retail realtor friends say their 3 bed 2 baths, 200k and under, in select zip-codes, with slight repairs needed, get full price cash offers, all retail priced, same day, multiple offers, site unseen from internet institutional backed companies, from Miami to California..families looking to buy at or under market get squeezed out and ignored...these companies are like open door who are buying and then flipping with thin margin using volume, and most others others are buying to hold and lease out.. 

@Nick PerezYou should be able to take a piece of it to any supplier or retailer who sells countertops.

@Marque San JuanOkay.Cap rates are for commercial properties. 5+ units or retail spaces.1-4 family properties look at cash flow and cash on cash returns.On a side note, NOI doesn't include debt service or reserves.

I worked for my parents starting at age 12 (not in real estate, they own retail stores) and it has helped me land jobs, careers, and has taught me to invest, save, and spend carefully.

I have a rental property in Little Rock, AR less than half a mile from this new retail development in Little Rock, AR.  

•Do they have a formal trainning program and mentorship•Do they use a quality CRM•Do they have an experienced marketing team•What is the average annual gross commission for an agent in their office•Is there a specialist in the category of CRE I am interested in (Office, Retail, Industrial, Medical, etc) that can help me grow

Partly, I'm begging for a GC to "come out of the woodwork" and prove me wrong : ]In a market as good as Atlanta, I'm assuming all the quality residential GCs either (1) invest heavily in advertising and their websites to attract retail clients at healthy margins or (2) they are tightly partnered with property managers and investors and they aren't hungry for newbies to show the ropes and grow with.  

Due to the wholesale v retail rate sheet difference in the current market (this wasn't true 3 years ago, and might not be true 3 years from now), you'd wind up with a better rate than if you called the lender directly anyways. 

You could buy whole neighborhoods of North city for a song because almost no investors nor retail buyers are interested. 

Retail buyer "investors" are buying them with no regard to cash-flow or expenses and because of that they sell in 3 days like you mentioned.