To some it's multi family, others consider office buildings, retail, industrial, boat slips, or parking lots commercial property.

commercial retail, live in flip, rentals, and flipping one now.bc we use our own capital we buy every 2-3 yrs

Some are getting sold retail and avoiding foreclosure; some are going the short sale route.

More and more people (hedge funds included) have been showing up at auction over the past 6 months and really driving prices up to near retail levels.

Because we are slow (aka use own capital) every deal we do is different just to learn (ex condos, builders/new consturctions, commercial retail shops, SFH, OLD SFH) In short, let the opportunity take us.I am constantly looking for projects and when opportunity (financially) arise I already know my next project and can close quickly, having done my due diligence.

I love the area the house is in, but the massive scale of the project would likely quickly add up to the retail price of the home if you want to do it right.

Lets say you can build two townhomes on each side for a total of 4 and each townhome would sell retail for $200,000.

I recently purchased a commercial retail building which closed on 12/31/2012.

Especially if the HVAC guy isn't hindered too much by existing sheetrock.Of course, higher end units will cost more and retail HVAC contractors can charge many thousands more for labor.

The price you would be paying is full retail.