I backed out from an advertised 9.6% Cap rate, after speaking to the 'anchor' tenant, of their plans after their remaining 2.5 years on the lease.

The trust is anchored as both, and classified domestically by maintaining IRS compliance with USC section 7701.

Well anchored by the government.

It helped that my accounting practice was the anchor tenant.

I'll have a commercial broker (for commercial) go the market and pre-lease.If it's retail- I like to have an anchor secured with a lease (subject to DP/BP) prior to going unconditional.Next- you're asking about working with a GC and getting bids.Without plans, you will have a hard time getting real numbers.  

Do sellers price their properties high on Loopnet for an anchor when the buyer negotiates down?

I agree with Lee who said to put the good side of the fence facing your yard for that side.If you are planning on holding onto this longer, consider using metal posts anchored in concrete. 

The center was built in 1990, is in good shape, and is anchored by a Family Dollar.

I really like Houston, I just make sure  to avoid floor areas.  4th biggest city in USA, 10%+ population growth, relative low costs, no state income tax, solid employment anchors (energy, tech, medical industries)

Perhaps the gurus at BP headquarters are running a giant experiment on anchoring and reference-point psychology by seeing if they make a wholesaler officially interested in "on market deals" and "traditional financing" if he becomes an agent!