I then either modify, cash for keys/deed in lieu, approve the short sale, short payoff, or foreclose and turn into a rental or sell retail as an REO.With the way the market is these days (I live in Austin, TX) and I had to find other markets to invest in.  

I'm planning on going to another one next week.My experience in real estate thus far is managing a family owned apartment complex and small retail center.

You can get your return back quicker and should the market continue in the direction it is going now, in a few years you will still have enough appreciation to make a very good profit on a buy and hold sold retail.

it will be a buy and hold.ARV 200K +  Building currently houses 2 retail fronts and 3-4 apartments.

Mix in with that some flips.Keys:- a local bank- Find deals, no retail houses. distressed sellers and/or distressed houses.It is harder these days as the house prices are climbing, but the process is the same.

A long shot would be to put the property under contract & delay the closing date as long as possible & then do a hopefully do a quick assignment to a retail buyer a make a profit.I bet there are better deals out there.  

In short, you want to find places that:1- can generate cashflow, meaning you could buy them retail and keep your head above water.2- They have a solid economic outlook.3 - They are unlikely to depreciate in value.I did a blog post (actually, like 8 of them) on reviewing out-of-state markets some time ago; you're welcome to check it out here:  http://www.biggerpockets.com/blogs/4117-my-out-of-...

You're looking for a bank that doesn't only do  retail homebuyer loans.

I think you mean ARV (assessed retail value or after repair value) instead of "AVR".Are you looking to flip properties, focus on appreciation long term, or rent them out. 

They did not get their money as they were told over and over again that the $2k was non-refundable if they backed out when they signed the Assignment contract.It can be tricky if your end buyer is a retail buyer but you're the one losing face with the Seller if the buyer backs out so take good notes on everyone who called you on the deal so that if the first buyer falls through you've got others to go to.I've never bought a property when an end buyer couldn't be found and know lots of other wholesalers who aren't ready to buy if their buyer backs out.