My areas of expertise nationally is transacting deals for retail triple net leasing, strip centers, etc. and then larger apartment buildings.I also represent clients with considerable funds as well.

He owns it outright.We've agreed to $85k due in 3.5 years$3k at closing$700/mo interest only payments starting Jan, 2015I plan to fix/flip the house this year for $25k in repairs and retail for ~$150K.  

Hint: look for where new employers, new roads, retail, etc. are going in. 

I set the price so I could give a bit and so I could pay the closing if need be to get a deal done.How can I market this to a buy and hold investor or even a retail buyer?

The distressed listings seem to sell for as much as the retail listings; very strange.There are areas in North Katy / Cypress where the neighborhoods were built using cheap materials and will likely never appreciate in value and those areas don't attract the best clientele.

I think the biggest hurdle when doing these cash out refi's is finding solid supporting comps, since these low priced homes are typically in areas with lots of foreclosures and bank owned properties, which skew the values of retail/rehabbed properties.

If the comp.s are in "retail shape" then ARV is $480k, not $510k.  

Are they looking for an investor-friendly agent, or are they "buying retail"?

What's worse is the the retail prices have come down a bit due to higher interest rates making flips more difficult.

I want to stay away from retail, but finding starter office condominium to be somewhat interesting as they are greatly depressed in my area.I want to start small and possibly move more capital in this arena in the future.