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I totally agree with this re retail.
I make 1 million profit/year selling online, physically holding and dispatching stock.
Do have an industrial outlet, but it’s still not a retail structure.
However, would never ever consider going into a retail structure.
The costs/overheads of such a game are just way too high, crazy.
Every time I go past physical businesses I try to analyse some rough figures.
You can just tell which ones are going to be gone in 6-12 months time.
It’s a wonder they can’t see this themselves….
Many first timers get in trouble with leases.

If you’re not getting some massive advantage somewhere like very generous lease terms, unique product, territory rights, etc, you’d be facing a very tough battle with retail.
If you can’t fund at least 12-24 months worth of expenses + cost of business (if purchasing) in cash, there’s a high chance of failure, need that bankroll for confidence and volatility in the market.