Property is pretty expensive here, there isn't much that RETAILS under 200k other than mobile homes, including smaller single family homes built in early 1900's. 

The house sits on a lot that is currently zoned as B3-1 ("Shopping centers, large stores, and retail storefronts, often along major streets.

I have seen I/O for 2 years or so on commercial stabilized retail centers but these are larger properties with CMBS type loans.For STNL the value of the appraised property has a current value and a DARK value.

@Rob Massopust I have no experience on the retail side of real estate.

You might find yourself paying retail prices.

I am now their corporate broker and have acquired several other retail commercial properties.

Lay your cards on the table and make a quick determination if you're speaking with a traditional retail seller, or if there is some flexibility, creativity, motivation. 

Note secured by commercial retail center with principal balance of $478,000 for $250,000.

No front windows, so not likely to draw any retail, but great for a mortgage broker or lawyer or something. 

@Sean Blomquist the purpose being the equity made in an offer lower than the appraised value, with the reason the seller sells to you being that you can close quickly, so for example you offer 80k on a home worth 100k and therefore won’t need much of a down payment if any for an investment loan, I’m aware an entire BRRRR would be more profitable but my market only has full gut rehabs at those price points, and I know little about construction so if possible that’s why I was interested in just low balling a retail sale?