Or minimal rehab and retail?

I'm a real estate attorney specializing in retail leasing - mostly from the tenant side.

I just bought a property for 20k and table flipped it to a retail buyer at a little less than 30k, AVM should of been a little closer to 35k, but I think this property fits into what you are asking about.Anyways, this particular house sold for 40k back in 96 and resold in 04 for 75k.

I own both a small retail agency and large property management company.

Were your comps retail sales or fixers?

Remember that a distressed sale needing repairs is MUCH less attractive in general for today's retail buyers.

It's around 1000 and you do it at home at your own pace....From my conversations with home inspectors, they have had to undergo a mentorship / apprenticeship by tagging along with a certified inspector for something like 100 home inspections.

Why would I bust my butt to get a low price approved so an investor can resell to a retail buyer, when I can just sell to the retail buyer quicker and easier myself?

Otherwise; If you are retailing to the public and you must rely on advertising then I'd suggest you need to change your strategy from taking a sale contract to something that gives you an ownership interest.

I have never heard of any taxing authority taxing a property as a retail shop if it was a SFD, unless the SFD (building) was in fact used as a retail space.