I am trying to expand my income along with being a part time in retail and college student.

I am doing this from out of state and my GC has never had a client that needs granite or quartz installed and doesn't have someone that does non-retail pricing. 

Legitimate to be worried about commercial/retail properties right now, but there appear to be some alignment.Addressing your other points specifically:I'd be nervous about Phoenix right now.

I may pay a little more for a rental because I only need cash flow and don't need to get it retail ready.ARV-Rehab Costs - buying costs - ( &if you are flipping selling costs +holding costs +your desired profit)  = max you should pay

I also don't don't like the emotional side of retail home buying and selling.

Most will look at market comps like a retail single family valuation, because a 4 unit is considered a residential property.  5+ you'll get an income valuation.  

He got all bent out of shape when I had the nerve to successfully retail it.

Some lenders are also raising debt coverage, but that’s sometimes exclusive to sector (office / retail).

We have a small business as a retail tenant who has been impacted by Covid like many business.  

The properties he's found for us so far have seemed to be turn-key properties on the high retail end of the price-range.