Thanks for the quick replies.In answer to your questions, my plan is essentially to do it myself as a side project and change of pace.

It's been awhile but wasn't he talking about selling retail to end users.

So out here I can (and for the most part still am) simply going the retail route if the numbers work out well enough.

Typical kitchen for us (lower end, $100K retail resale) is about:- $3000 for cabinets (42" cherry stained)- $500 for countertops (laminate)- $1.00 per square foot for vinyl flooring or $5.25 per square foot for solid oak flooring- $1400 for stainless fridge, range, microwave, dishwasherSo, ultimately it will be between $5-6K for a new kitchen, more or less depending on size.

I have experience in locating and acquiring potential investment properties, working with a large funds, coordinating rehabs, listing properties to sell on the retail market, and personally investing in the near future.

Adding paint and flooring is not going to keep a retail buyer away.

He will simply write a check for his 1/2 (200k)...I'll have to create a Self-Directed IRA (SD-IRA) to come up with the other 1/2, as my assets are currenty in a standard IRA through Vanguard.I plan to build and operate a retail store on this commercial property (this entity would be it's own LLC) and LEASE the land that the building sits on from my Father and myself.

An investor can even choose the asset type since REIT's typically focus on a specific area such as retail, office, industrial, multi-family, etc.Ryan

While I don't hold many rentals, I personally want to see a cash-on-cash return of at least 15%, with 20% being possible, and also some expectation of price appreciation over the next couple years (for example, homes in a recent freak flooding area that are selling under market due to retail buyer concerns that will likely fade in another year or two).That said, I'm sure those who have a lot more rentals than I do will chime in, and they probably have different ROI goals.As for the San Francisco property you mentioned, a couple things:- Prices and cap rates in the Bay Area are tremendously skewed for various reasons -- small land-locked area, great climate, world technology center, very high average income, etc.

At the beginning of a project, my project manager shoots me an email with all the finishing materials; it might look like this:- 1 Exterior Door (36" RH)- 5 Interior Doors (32" LH)- 2 Flush Mount Fan/Lights- 1 Large Fan/Light w/Downrod- 2 Basic Fan/Lights- 8 Privacy Locks, 7 Passage Locks- 4 Bathroom Sinks (19"), 1 Kitchen Sink- 4 Bath Faucets, 1 Kitchen Faucet- Set of Appliances (w/Gas Range)- Etc...I'll bring up my spreadsheet, put a quantity next to each item, fax it to my guy at HD straight from my computer, and he'll generally call me the next day with a bid price generally about 14-16% off retail).