My 'retail" world revolves around Fountain Square and Bates Hendricks which have a unique saturation issue.   

The main issue is that they took a unique model where they stuck themselves in between the investor and the sponsor.

Find a location that suits your ideal customer and create a UNIQUE experience for them, whether its the location, the property, the amenities, the decor, the extras you offer, i.e. bottle of wine & chocolates, etc. 

You can also bring them value and possibly align yourself as a managing member and use some of the 100K to invest on the Equity side (in your own deal).Either-way, you CAN learn as you go using this method but ultimately it's a team sport and the latter are 2 great ways to start!

It's a team sport. 

Think what do most people want not what do you personally do.Can't see live sporting events on Netflix or Youtube.

Like the density, gentrification, global travel recognition, varied neighborhood uniqueness, walkability, diversity, etc. that only a walkable, dense and European like city can offer.

Owner occupant of a unique three-decker in Worcester.

HOA bylaws are going to be unique to each organization, and can change at any time based on member voting.  

Before you respond with "but I won't want to be a real estate agent," consider that in both your OP and in this post you are merely describing much of the job of a real estate agent ("market and bring a buyer to the table") but proposing a unique commission structure.