My husband and I own one mixed use commercial rental property and are considering buying a second.

Not assumed, or any other bs a tenant is tossing into the mix.

Don't mix the funds from the two up.2 - There's a disconnect in what and how you are getting the 20% for the DP from your tenant/buyer. 

Taxes/ year: $3,002,  Insurance: $1,573,  Trash/ year: $654,   Electric/ year (exterior lights): $420,   Water/ year: $1,200 sewer/ year: $1,500,   Spray for bugs/ prevention: $311/ year,    Lawn cutting/ year: $640,   Misc (furnace filters/ 9v batteries): $250I have gotten mixed reviews back from my colleagues when they go over these numbers with me.

The portfolio, ~12 separate properties, is a mix of SFH and MFH (< 5 units).

There are mixed reviews on whether this is a positive or a negative, but if the other factors have been met, this is another great sign you've found a company dedicated to providing a quality product and resident to manage.Also, even though some of the prices look like there is a premium in price point, you have to find the value in the services being provided: Extensive research in the submarkets in their city, leasing services, value add to the property, and property management. 

Your cashflow may be a bit higher or lower, depending on the mix of properties.

They exist but you just need to be more creative on finding them.I'm looking at a mixed used property in Washington NJ now.

What should I do when I am just starting and trying to get into the mix of things?

With all of the articles, youtube videos, and my personal research scrolling through the pages and pages of craigslist, I have yet to understand the magic numbers and factors that would make one option better than the other OR if mixing investments is the way to go.