VC rents the homes, increase value and sell off retail to REIT's and Pension Plans(maybe even Soc.

Like RESIDENTIAL (Haves/Wants with sub categories, SFR, MFR,Land etc ) COMMERCIAL (again, sub categories Office, Retail, Industrial, Land) FINANCIAL (sub categories, Lenders, Money Wanted, etc.)

The funny thing is, the large funds buy most of them from me after flipping them, at retail price.

I wrote an offer last week on a 9337 SF Bank REO retail/office/industrial flex building for $1.2M, 20% down owner occ., buyer has 3 years of great financials. background: I was the builder/developer and know the cost of construction was $1.5M all in and I sold it for $2.1M, bank loan was $1.5M.

I have rehabbers that sell retail on my list so I'm ok doing that.For absentee owners I look for 50% equity, I leave out bad areas and war zones (zip codes), and I only mail to out of state people that have homes here.

Like several others here i'm starting a direct marketing campaign for the first time with the first round going out on Jan 2nd.Seems like a stretch for 2013 but i'd like to find a way to acquire a small retail strip center if funds are available.

Got a few, but keeps giving me retail quotes.Appreciate any help!

Next up was a medical/dental clinic sold to an Indian Tribe, a few small office parks, and office/retail condos, etc.

Besides if you have your 15K along with someone else's 25K, that only leaves you with 40K which is just enough to get a property acquired but not enough to do a rehab to retail in most cases.

Thanks.It's rampant In my area as well- kinda frustrating to see "insider" short-sales closing at half retail, but the banks don't care, and no one else has any right to intervene.