i m an out of state investor, and needed my realtor to turnover my unit to re-rent. and it was all his ppl. it was also a commercial retail space. maybe when you see a for lease for sale and it look like it needs some tlc you can give the broker a call

However, most of us in RE do not pay "retail" for labor/materials.

When people run a direct mail campaign, It sounds like there are always a few that want to sell but only at retail pricing.

The same people are bidding on every house, they pay almost what the house would retail for, then every house is beautiful inside and full of extras.

That sounds about right in general.If you're in a market where there tends to be larger discounts on retail properties, you might find buyers approved for even less, as they may think they can get your $100K property for $70-75K.

Considering trading all quads in for a single building of more units (but that wouldn't help in terms of removing me from the day-to-day).In terms of 1031 exchanges, could also go into raw land, commercial, retail (not keen on commercial nor retail).

I have one I worked with for many years in my retail business that works in the VA suburbs.

Owner was going to remodel, ripped out kitchen, ran out of money and now does not have enough cash to rehab and rent out. the value retail based on comps is 120k. being that there is equity here, you would think the owner would sell traditionally.

Being a licensed agent you could use the MLS to your advantage and start pulling the expired listing report everyday and mailing to them with the intention of finding motivated sellers who would allow you to take the property subject 2 the existing financing in place.You could then turn around and lease the property for cashflow (provided the numbers make sense) or sell to a retail buyer who wants owner financing and has a substantial down payment.

Chris Cox I appraise multifamily, industrial, retail, office, land, and special purpose properties for lenders, attorneys, government entities, etc.