Most municipalities have different mix-use categories which dictate the precise commercial use that's allowed.A few additional observations on mix-use assets and how I approach them (1) they are generally more difficult to finance than multi-family assets so expect lower leverage terms even if the property performs just as well if not better than a multi-family property and therefore price this into your acquisition (2) I focus on mix-use assets where at least 80% of the income is generated through the residential component.

That said, you should adapt your strategy based on the market conditions.In lower-cost markets or areas with less competition, you might still be able to hit 1%.

Buying multiple lower-cost rentals would diversify income streams, or you could go for a short-term rental for higher returns if you can handle the management.

The only way you can break that log jam right now is severely lowered fed rates, but the level of federal debt is such that they're in a no-win situation because there's going to be little appetite these days for buying 1% fed notes from overseas.The fed rates were kept too low for too long.

A lot can happen in 12-years and we are currently in an inflationary environment where the rates don't seem to be going down with the Fed lowering short term interest rates.  

For new build to rent properties, expenses are generally lower than for older homes, but it's best to remain cautious.

I am hoping for lower interest rates but I calculated I would need the rate to be low 3’s to break even.  

It's either a "yes" or "no" not a "yes, if you lower the price."2) I really don't worry about it at all.

The prices they have are towards the lower end and in PM you tend to get what you pay for.

It’s one of the lower priced options and as such does not have an app.