This property caught my eye for several reasonsmostly because I drive by it frequentlyit offers a commercial space, apartments, and mobile home lotsit's close to my other investments and where I liveI feel like this is an area ready to grow (it's the non-interstate link from big town to small town)it's not so expensive I can't find a way to do the dealI've been investigating mobile home investing lately, and this is one way to learn thatI don't have a physical office space for my business, and this would lend credibility to my business (and allow me to have high-speed internet, which I can't get currently)I can use an apartment and rent my SFR for morethe mixed use feels like diversificationI wouldn't be surprised to see an investor try to buy this and several other spaces up for a large developmentI see potential in possibly converting the mobiles to tiny houses and increase rents accordinglyI'm not in love with the deal, but a couple of those reasons would sway me to consider a less-than-great deal, for non-financial reasons.The numbers really look not very good, and it looks like a bad deal as it sits, considering I'm adding 1000 in rent increase and no rehab in this scenario. 

Sometimes you get pleasantly surprised.  

I was surprised at the home prices out here when we bought (Dec 2017) compared to years prior but we still got a deal at 4.25%.  

So Im not entirely surprised at the way things are going.

You might be surprised how quickly a rental can chafe due to a rough patch + distance. 

Only one way to find out and I finally bought a 2/2 duplex for 125k and almost to my surprise - it did actually work.

That's if you don't find any other surprises along the way and from just looking at 15 pics online.Plus if zoning is off that's just another headache not worth dealing with..... 

Really surprised nobody had any thoughts on this.

Try not to surprise tenants of an increase in rent by letting them know well in advance.

Dont be surprise you might need to fine tune your Core 4 on the way..