So investment properties that are commercial in nature (think office buildings, retail strip centers, etc.) cannot use DSCR loans.

That is indeed double taxation.If you owned a shoe store, for example, you would buy shoes wholesale, sell them retail, and pay taxes on your net income.

Share something that is challenging you on the retail side and then quickly follow up with asking them what their biggest challenge has been in this market.

Unfortunately the first time/inexperienced retail buyers who actually need a buyer's agent, are the ones who most likely won't be able to afford one. 

Because if they need little to no repairs, they can be sold via RE agent on MLS for retail value.

These early purchases were at retail price (purchased off the MLS).  

Likely owned by GSH Ventures,another retail multifamily real estate schemeElisa Zhang is a real estate finfluencer, formerly a computer engineer, who markets herself through the ElizaZhang Financial Independence University41.

Real estate investment trusts closed out 2023 with a surge of investments in healthcare properties as they look to capitalize on an aging population that is becoming increasingly dependent on medical care.Healthcare real estate, a relatively niche market within the larger real estate industry that includes hospitals, assisted living facilities and rehabilitation centers, can often blend elements from familiar real estate sectors like office, multifamily and retail, offering a unique investment subtype.

Once we start talking about bigger pieces of land that that woulud appear to developers (i.e. homebuilders or developers who do self storage, medical office, industrial, retail/commercial) then I usually can market to them without necessarily having to put on the market, because I know who the players are in SoCal, and that helps especially when seller doesn't want to do an exclusive listing, but will let you bring offers off market.But in general, for random pieces of land that aren't necessarily for the big developers/builders, you certainly need to put it on the market. 

The Niceville market is HOT for retail houses and inventory to rehab is low.