Additionally your equity is eating your cash flow and needs to be sent forth into the world to earn it's keep.Equity in a rental property will kill any positive cash flow to the tune of $833/month for every 100K in equity.

And I might do it since a couple months of vacancy and flipping the property might easily eat $3500 in income.

There are more hurdles to jump through in the financing and the high HOA fees can really eat up your cash flow.

My modo with my team is "If I eat, you eat"  if you keep your people full they are less likely to take food off the table.

Property taxes can eat a big portion of the cash flow.So, some areas fair bettter than others...

In short, people will always need a place to live and a place to eat (or pickup), but not necessarily a place to shop.So, unless you’re a seasoned or institutional investor, with experience and money, you should steer clear of property specifically designed for retail.

I can't really get it, not an easy refi, hard to fsbo so an agent eats up your equity.  

It might not be worth it if they eat up all my tax savings in attorney fees.

I don't mind starting out solo, if it means I get to keep my cake and eat it too.

Taxes will eat into your bottom line very quickly.