The biggest reason I would advocate for mixed use is for the reasons you mentioned, the leases are longer, but also the general "issues" around tenants on the residential side don't come into play as much or at all. 

It's a complete roll of the dice when you switch to the smart meter, so this doesn't surprise me....it could go up or down depending on the actual water uage.  

The seller gets paid in full . 

I've also seen the extra space used to make a toy train set up for HO gage trains.  

These small conveniences can save you time and money in the long run.For rent collection, you can try Rent.app, which is easy for tenants to use and keeps everything streamlined.

I'm here in the Tampa Florida area too...

Please illuminate me on your "special sauce" that can out-market, out-advertise Airbnb and VRBO: I want some!!

Quote from @Sarah Ali: The seller has a contract with the agent, which means they can't legally sell the property without compensating the agent.

It's not the cost of the big ticket items that kills your budget, it's the loooong list of small tasks and receipts!

Firstly, becoming a multifamily agent is a fantastic way to learn the business first hand while making some cash in the process.