In park land, you may end up with a laundromat, a retail business, strip center, apartments, houses , all the above, So you go case by case basis and see if you can get it to workout. 

I am reading information about "retail price" using a VA Loan? 

I really have enjoyed my work as a contractor doing very custom moldings,cabinets, kitchens, and baths but now I want to manage my home renovations and put my tool belt away so that I can pick up the pace on the number of homes we can do per year. 

Wether it would be in retail or an apartment, the proforma (100% occupancy) would yield amazing cash flow and especially in retail, would sell for substantially more than purchased (once filled).

Thinking of doing a 1031 exchange for commercial, retail, office or residential.Do I have all these options?

When you are leasing, be knowledgeable about the area, the retail there, job growth, city growth anticipation, transportation provided nearby, it's closeness to highways, the school district, access, parking, parks and how well the surrounding area looks. 

Our firm does quite a bit of work in the retail world in North East.

I am pretty much paying retail for this property but i will be getting good profit monthly as i plan to live in the basement!

@Tracy Liggett like johnathan said the auctions around here are getting pretty close to full retail prices.

I am picking up pace and would like to offer financing for my buyers, this would help me sell the homes quicker as well as broaden my list of potential buyers.