I agree, I think the decision is whether I want to pay below retail price for decent budget Stainless appliances.I’m back and forth on it.

Perhaps they can check to make sure that stores have the right retail balance  to make the city happy?

Further, the system prices continue to escalate at the same pace as home prices.  

There are lots of owners out there though, I have another list of probably 20 houses where the seller will finance but I have to buy them at retail, which I won't do (same owner on those 20).       

The wholesale prices are essentially MLS retail prices right now because the supply is so low.  

the details are incredibly important hereIf you buy a retail house and use the HELOC for the downpayment, this leaves you with no equity.

You either need to be very hands-on or a PM that is good at handling those type of tenants, which will cost you.Prices have skyrocketed for small multi in the last couple years and rents have not moved up at the same pace.

Do you want to work with investors or retail clients? 

On the retail side of things, everything is overpriced and still disappearing like ice in a desert (fitting, since I'm in Tucson).However, I still believe there are deals out there for a first time flipper like me that's willing to take a relatively small profit on a flip project for the sake of better understanding the process.What I'm struggling with is knowing what pieces of the puzzle need to be in place before which.

the application automatically requires retail history dates beginning at or before this dateWays to improve even farther:applicants able to upload ID, Pay stubs, etc. with applications