But comps were a big issue for me as well, especially since I was doing primarily commercial retail and mixed use living as well.

That projects such as Hampton Station Birds Fly South Brewery, Poe-West Mill retail and access to the Swamp Rabbit Trail are all positive indicators.

It's a bit more challenging if you buy from MLS and pay retail prices.  

For example, Pittsburgh is a pretty massive market.

There are some who argue buying from smaller appliance retailers is better because should something break, the repair services and warranties they offer are better.

If you use the click-together vinyl, they're a little fussy if the floor height changes too much - though I will say that we have one unit with a massive clawfoot tub right on top of the click-vinyl, and it has never come apart. 

and given the quality of the property, even with limited documentable income she can likely qualify for $2-300k 50% LTV with a payment that would easily be covered by less than 30% of her retail rental income. 

You can also purchase a small retail or office building where you still need to take care of the taxes but your tenants manage everything else.

To your point, owning a retail center with 40% LTV still might be tough on DSCR right now with things going on.

REITS have performed well over the last 10 years but several are in serious trouble right now especially office and retail so you need to be careful and do your homework.