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.

We got stuck with probate when she past and because of my siblings we sold at a discount to rehabbers again and to families at retail.

I come from a corporate finance background, working as a financial analyst in the retail industry until earlier this year.

This property is a mixed used commercial (retail storefront) and 2 apartments above.

@Wayne Brooks you're assumptions are why you cant see the answer. 1) My mortgage was 65% of my homes value, so my payment is considerably less that that of someone that purchases it a retail price. 2) Expense writeoffs make an investment home less expensive than a private residence, more so now with the SALT Cap on tax deductions. 3) Depreciation that you get from an investment property.

Really need to figure out how not to buy retail.

For those of you new to Philly,  when the DNC came to Philly, the city had a massive campaign to combat the homeless issue (see this video from earlier this year- https://philadelphia.cbslocal.com/video/3433777-ph... ).

 I live in Brewerytown and it certainly is possible to cash flow but you are buying at the height of the market which means it's going to be difficult to cash flow unless you get a really good deal but the same goes in any neighborhood right now including point breeze which I think is ridiculously expensive for what it is given that they do not have a good retail corridor.

Condos are very much out of favor here and there is barely a retail market left.

In other words is the seller or management company "cooking the books".Example.1.Taking money from another account and making the tenants look like they are paying on time and in full to show 100% occupancy.2.Giving rent credits like first 1/2 month off apartment rent,or full month rent off,or no security deposit,pet deposit,etc. to inflate occupancy.3.Retail leased properties where market rent was 18sq ft but the landlord is selling because lease is coming up for renewal and if tenant doesn't get 12sq ft they will upgrade to the new grocery anchored shopping center that used to be 22 sq ft and is now 18. 4.Watch out for pre-foreclosure volume and foreclosure volume for your area.What I mean is when a buyer purchases a distressed property for below market value they can then rent at a lower basis and still make the same or better profit than you.I have seen this first hand.I have seen rents for apartments 2 bed be 650 a month.Then a few foreclosures happen that buyers purchase cheap for cash.They come on the market and rent for 550 a month.The buyers rent low to get the best tenants to choose from and build occupancy quick.Then over time they will up the rents.What this does is put tremendous pressure on landlords already hurting that have high debt service loans.Then those get foreclosed on and a domino effect happens until the market settles.So my main point is don't count on current rent or future rent.I look at where the market is going and correcting to and buy really low so you have room in case the worst happens.This will exclude many properties.If you make great income form other than real estate and just want a tax shelter with pay down etc. then you might look at it differently.