I still have many more questions but I will pace myself.

I am thinking of doing some retail development myself but keeping it to smaller projects that take 6 months to 1 year to get a return back versus the larger shopping center 3 to 5 year anchor builds.  

Also using a partner who wants to match your portion in turning units at a faster pace to fill units. 

I found some really great one's in very desirable markets but again in my area even the blighted properties are $200k to $300k, but they will retail for $400k to $600k.  

I tend to make more than the other guys running themselves ragged for volume.You need to look to your micro market in the niche you want to invest in retail, multifamily, office, industrial, etc. and then seek out  specialist.  

People are bidding about 80-90% of retail price.

You have a sense that things will progress at a steady pace. 

**Its one thing to do bare minimum(rent only rehab) and try to secure premium pricing(retail sale rehab) and another to actually do the premium rehab work to secure the premium pricing. 

Even though it is an apartments book the turn around story he presents applies to all food groups (office industrial retail etc).

If seller wants retail, I refer them to my agent.