I'm beginning the process of converting a duplex (two family) that I own to condos for retail sale.

I understand a RE business plan is different than a regular retail business plan.

Sellers were unable to qualify potential buyers at retail prices for the area.

When evaluating/analyzing a retail center that has NNN tenants, is it correct to add the reimbursable expenses to the NOI to determine if enough money will be available for the debt service and what the cash flow will be?

You should have a buyer's agent because it sounds like the listing agent is just letting you dig yourself in deep.Your agent can meet with you and a contractor who can give you a realistic retail cost of the rehab.

I'd consider holding it and rehabbing it myself for the retail buyer, but I'd much prefer to get it much cheaper and flip it to another rehabber-investor.

I figure, if i can't flip it, I may as well be the agent that gets paid to sell it retail!

Going through the paces just like you.

Brian,It is not uncommon for someone who is looking to buy their primary home to pay closer to retail prices but I also feel you can find a better home with more equity in it.

Its tough to keep up that pace, but its one of the techniques that he used to earn $1M from his first chicken soup book.