Point being - retail / contract labor can be really expensive - and how do you know when you are being ripped off?  

'Investing in Real Estate Private Equity' by Sean Cook is a great intro level book, that assumes you know nothing about the syndication space but it doesn't treat you like an idiot either, it takes you along and educates you2. higher level is "CRE analysis and investments" , a textbook by Geltner et al. which I loved, breaks down all aspects of CRE, how to underwrite etc. 3. lots of online stuff helpful too, like The Real Estate Syndication Show, recent episode belowOver 100 Passive Investments and Lessons Learned with Joe Fairless (youtube.com)4.

Use.Rently.com — (UPDATE), I just had a high-level conversation with Brian (Sales) and Joe (Dev Team), and the conversation went very well! 

The flip is right off where Grassdale rd intersects with Joe Frank Harris Pkwy.    

Thank you @Joe Homs and @Greg M.

@Joe Homs Thank you so much for the response sir!

I'm not sure I would want to be in a blind pool fund at seemingly a late inning stage at this point in the cycleFinally, if you're an average Joe wanting exposure to this sector I would strongly suggest taking a look at the public REITs as an alternative. 

At this point, the work (labor + material) is likely tracking at $15 or less per sq ft.  

In order to be in the upper echelon of available listings, or reach occupancy and rates above the average Joe, your listing needs to reign supreme.

The labor market is still tight, profits still good, wages tend to lag behind inflation, but will catch up eventually as they always have since the beginning of the USD.