If there was a contest to calculate the ARV on a property most accurately (selling for retail) out of a group of investors and the prize was $1 million cash... how would ensure you would win the contest? 

Your negative cash flow seems optimistic if you were purchasing a SFR at retail. 

Conversely I know of another company that specializes for retail in the 20,000 sq ft and under box size so they tend to do much better at managing it.Contrary to popular belief property management on commercial is the lowest return on time.

Had to repeat myself about 20 times, every single thing I said.Wholesaler is code for "broke a joke and can't get a mortgage," and working with a retail end buyer is code for "not well networked, has zero cash buyers," so not even any referrals in it for me.I wouldn't do it again unless the wholesaler set it up such that I only had two points of contact, and I'm not taking calls from anyone else.- Wholesaler.- One of the buyers.That's it.

Or flipping them to retail?

You need to be finding distressed sellers, not retail sellers.

I myself would have a hard time getting a Fannie loan right now because this year I switched from retail LO w/ a W2 to wholesale mortgage broker w/ 1099 to be able to offer the better rates, doesn't matter that it's 98% the exact same job.

Would the 100% be based on the retail value currently?

They are your connection to the retail real estate market. 

Obviously risking getting called out for soliciting.Wonder if that guy/girl is going that at all types of retailers.