I definitely think the land is a massive part of the value - as this is one of the remaining relatively large plots of land in the town - most other plots now have horses or have been subdivided, plus this backs up to a beautiful reserve.

Out of the 85 I got 4 calls 3 wanted retail prices and was just out to kick some tires to see what the process is about.

This is why you pay so much more for retail contractors. 

Both rooms ended up with trapezoid shaped ceilings (duct work had to be run above the ceiling) that definitely gave those rooms a spacious feel with the higher ceilings. https://www.zillow.com/homedetails/5700-11th-Ave-S...This is the old Zillow listing, gotta love Zillow because somehow the before pictures are intertwined with the afters from the final retail sale listing.

Right now the on-market deals are in the foreclosures and properties with extended days on market because of the lack of inventory and amount of competition with retail buyers otherwise. 

We are getting into more retail commercial locations.   

At valuations in DFW with rent at 1% of property  value if you are lucky, you are taking a massive risk

I see a few options and would like some opinions.1) Pay retail for something that will be a good long term investment (at least breakeven on cashflow).2) Find something that has a quirk and has been sitting on the MLS for a while (and hope that the quirk isn't too big of a hinderance on my goals above).3) Attend meetups/network to see if I can find something that would fit that is 'off market'.

My personal opinion is that BBB is a massive scamIt's purely a pay-to-play manufactured credential.

., you see so many hundreds of thousands of realtors offering massive rebates to consumers.From a Realtor's perspective, on a 500k purchase of a listed property:would a realtor rather get ahead of this rebate wave and loan back $10,000 of the commission at a very low rate to the buyer Post Closing and ultimately keep the entire 3 Points?