It might sound old-fashioned.

This is really basic but I'm going to be doing the majority or my "shopping" from California and only will have a realtor if it is suggested when my sister actually goes out there.

If you have a relationship with a broker/carrier - be sure they are shopping the properties accordingly.  

The area is so eclectic, there are what appears to be some professional ladies working the area as well as high end interior design shops on the same street.  

My limited shopping experience is good commercial rates often aren't for those long time periods.Jim.

They sound great and often work well for large outfits that have support staff (repair-men, office admins, trade contractors, etc.) to manage the upkeep and tenants, but for smaller (1-man) shops, it represents a headache and consistent cash outlays.

But Atlanta has A LOT of discount shops selling no name 8-9mm laminant for $1.50 sqft.   

Article link:https://www.bizjournals.com/austin/news/2021/10/26/kyle-bunton-lane-mixed-use-project-rastegar.htmlFree hyperlink to the project when it was first proposed back in September:https://www.kvue.com/article/money/economy/boomtown-2040/kyle-texas-development-homes-shops-elementary-school/269-0dea44b3-1618-4787-a30d-d9b17beb78d8

Some of you have suggested that I should shop around to find more investor friendly brokers - i think thats a good idea, but i think ultimately, DTI is going to remain a problem for me.Some of you have suggested I look in markets where the houses cost less: I am, I am looking in North Carolina right now.There was a suggestion of using private money - I don't have a problem doing so, as long as the terms are such that both myself and my private money guy (whoever that would be) can make profit.I started actively looking in this area because i wanted to stop reading books and sitting on the sideline, and actually make positive movements towards ultimately buying...but right now, I feel lost in a sea where i don't know where to go.

That way, I can shop around for an end-buyer and if I can't find one at my price, I can take my loss of option fee or lease payments as the cost of rent for that time period.Happy to answer any questions...