I know they aren't great but they are in a great area that is growing super fast with a large highend shopping center to open in the next 3 to 4 years and they are across the street from a highly rated high school.

The wall next to the creek had over the years leaned out of plumb by about 5 degrees. 

Because of its location, I cannot have two proper units, but can have a main unit and an ADU or rent as one house (although I'm hoping the new development will bring a change to my zoning code) The basement has 8ft ceilings and is completely finished but I'm thinking of digging down behind the rear wall to add a full bedroom and reconfiguring the floor plan to accommodate another room, kitchen, and door to walkout (2 bed/1bath unit).

I am just conscious that it has to be the right street. 

Should keep most car's from going over as well as provide a psychological feeling of security as well.I bought 6 of them to build a retaining wall.

She doesn't want to do that because "they aren't safe for her cat" and "doesn't want a dead mouse in the walls". 

NO emotions here, strictly math.By pure happenstance, we ran into a different property that seems to make sense financially, but is a little more scary then we thought we were ready for.Local to us, a commercial/residential building is for sale. 4 store fronts street level, 2 apartments upstairs, and 1 large unit upstairs that needs a little rehab to be leased out, as it was occupied on and off by the owners kids for many years.The 4 retail units, and the 2 residentials are all spoken for with good leasing history.

No one can do a better job objectively analyzing the similarities and differences in your units and the market as a whole- as you can.Rent-o-meter is living 18-24 months in the past in my market... in this "balls to the wall market" that is a HUGE discrepancy. 

If so did you pull permits before work was done and did you have to leave the shower wall open for inspector to come by to approve before you could seal it up?

The reason the property is so inexpensive is because the land is surrounded by other land owners and has no direct access to the street.