I'm a commercial agent in San Antonio and I specialize in retail, which is anything from gas stations and car washes to QSR (Quick Service Restaurant) and STNL (Single Tenant Net Lease) to malls and Target Anchored power centers.

I like small box retail properties better.

Can I wholesale it to a retail buyer that’s looking for a place to live ?

Without this knowledge, you may find a deal where a house is available at 50k under retail, maybe even get it under contract, and then find there's nothing you can do with it for any number of reasons. 

Anything less than that I will retail flip.

That might put me only slightly, if at all ahead of where I was by purchasing properties at a 1 per year pace.

you can offer more than that number if you're ok with leaving some equity in the property.That said, 6k is a pretty low rehab cost for a BRRRR. meaning, if it only takes 6k to rehab, most likely you're gonna be paying close to retail. 

At that pace, you could turn 1m to 5m in three years, then turn the 5m to 25m by year 6, then 25m to 125m in year 9.

I am still not sure I can come out on it because I am paying retail.

There are a lot of “wholesalers” in NJ who are sending out deals close to retail and their repair numbers are no where close to what it takes to do a rehab.Hope this helps