By the sound of your other comments, it sounds like you're connections are FULL RETAIL connections. 

Not all agents are the same; most are looking to sell you a house at retail prices.

They were direct with the owner, pre-foreclosure situation and it was sold to another investor who is doing an extensive gut renovation to later flip to a retail buyer.

The bigger retail strip centers or ones with tons of smaller tenants I do not want to deal with.The syndicators who did not buy and underwrite well will likely have liquidity issues.

I know Rent Manager is more robust (also more costly) and adds the capability to collect cash payments at local retailers that participate. 

I should be more informed about how my taxes are calculated but every time I look through them I scratch my head and thank god I am not an accountant.I used to pay through the roof in income tax when I was just doing my internet retail business.

i purchased the properties as a home for my family not investment so paid retail.

San diego feels so tough to amke numbers work but id hope our next home i can get below retail and build it into our home to be home any help and suggestions is greatly appreciated 

If you can't buy below retail value you're wasting time. 

I'm in discussions with retail local banks.