Quote from @Liam Kingston: If the area's attracting new folks and you're eyeing potential, mixed use could be a winner, especially with the school district's appeal. 

I’m in the Syracuse area and multi families are one of the main attractions from an investment standpoint.

It depends on the tenants you expect to attract.

You get the most favorable financing, your down payment is much lower than a rental, you can therefore afford a more desirable asset which mitigates risk (nicer properties appreciate more, are easier to sell, attract quality tenants and have lower vacancy/turnover), you will learn the ropes without nearly as much risk as an OOS property presents.

In these instances you should ask yourself what type of tenant you want to attract. 

For people at that level, they are a very attractive investment. 

The product just has to be more marketable and attractive now.

also consider the added mess from fruit trees, as well as the things they attract, for example in WI fruit not picked that starts to break down or drops and left to lay attract yellow jackets and other stinging bugs as well as the hazard of falling fruit, and staining concrete depending where they are. 

This unique positioning drives consistent job growth and attracts a steady influx of residents, bolstering demand for rental properties.

When you are the real thing, you'll attract those investors who are as well.