But appreciation rate can vary widely from market to market depending on what state is this years flavor and what billionaire is moving some factory to where.  

Commercial will also typically have a lot more to do with the age/amenities of building..One way I've heard it loosely described is something like (with a little flavor from me..)Class A: Great tenants.

(fyi there is 84 flavors).

Its got so many different flavors of stuff going on. 

I don't look at it as a choice between good flavors of ice cream when I can have it all!

@Kristopher Edwards Often times on BP we get post like yours that are such terrible deals, yet the BP community doesn't want to discourage anyone from pursuing their dreams so we point out subtle things about the deal or the buyer in hopes they'll pickup on the clues without being told you need to just Stop and find an actual good deal.Unless this property is a block away from the beach in CA, you will not have this property stabilized fast enough not to take a loss on year one.

My crystal ball says it's a MH "designed/rehabed" just for investors to devise the old deal into a commercial flavored financing arrangement to avoid the SAFE Act issues.......good luck with that

I think you mentioned it: 203K rehab loan, preferably the streamlined flavor to speed things up if you're in a rush.

I am well aware that real estate investing seems to be the flavor of the month, and I am guilty of being one of the ones that have caught the bug.

As Doug and Bill point out subtlely, with limited capital an investor does have to put on an "opportunistic" hat on.