So a 5 acre piece would allow for a 50,000 sf retail center: 43,560 sf in an acre rounded to 40,000 sf land per acre = 10,000 / acre under roof and 30,000 sf / acre of land to serve it.

So $200x4x12 months = 9600 (he rounded it to 10K).

My 5 properties in Gatlinburg Pigeon Forge and Wears Valley remain completely occupied year round. 

@Jon Holdman wow, that’s very comprehensive, well rounded response!

(Save all applications along with notes if necessary surrounding each round of applications)

If you give him $10K down (five figures--nice round #), get him down 1/2 point on the interest rate, and move from a 20 yr am to 30, you'll save about $120/mo on debt service from your current calculation.My bigger question is where are you paying $4800/year in taxes and insurance on an $85K property?

The next round of companies then said the cost of the house in relation to the cost of the rehab was out of scope for them. 

To round it out with a few specifics:I'm a big believer in researching an area, knowing the market (income, rents, appreciation, industry, etc) and building a team.  

However I thought this post seemed pretty realistic.Usually these self promoting posts get a hearty round of praise from the complete newbs, and are completely  ignored by anyone actually knowledgeable. 

In summary:Don't try to fit a square peg into a round hole.