After all the vacancy, repairs, and capex reserves you'll likely be massively underwater. 

Alex the PERCEPTION is that mom and pop tenants think they are more valuable then they actually are.I do retail all day long but on the transaction side buying the centers with clients and then development myself.Tenant rep brokers is a very low income business.

I am not a realtor, I do not have a listing agreement with the sellers and I have no obligation to pay the seller retail price for their property.  

I get a discount at the supply house and I base my bid off retail , the spread is part of my profit .

We spend about 50 to 60k per lot before we have even bought the dirt. if you can create a lot for under 100k all in your doing good.. those lots retail at 120 to 150k each.. 

There’s a massive commercial premises also on the lot but I’m not going to try to remodel it remotely like the house.

@Robert ChainInventory is extremely low on the cape right now and retail buyers are swarming.

DFW has a huge retail and restaurant sector, I haven't heard of many layoffs other than some corporate bankruptcies, JCP, Ruby Tuesday, Pier 1?

Have looked into online retailers but with shipping the pricing doesn't pan out.

Most people would probably be surprised how many massive investors are altruistic and want to see others crush it, and are willing to give their time to help them shorten the learning curve.