If so, it doesn’t matter if it’s an SFR, a mobile home park, a retail shopping center, or a skyscraper.

That is true Jack, there is no free lunch.

I have no clue if this is actually true or not but this is what we were told.

Also,  my realtor is recommend down more so I can avoid a lot of fees, but from what I read, it is better to down as low as possible so we can get better Return on Investment,.... is that true ?

I said it 10 years ago when I was on the BP podcast, and it remains true today....the biggest mistake investors make is an inability to properly judge risk.

They are transitioning towards becoming a one stop shop.

I came to know in general Memphis city above 40% to 60% vacancy on average in apartment properties I hope it’s not true Any reason for such high vacancies?

All 5 units currently rented:  LT renters $850/mth, Retail Shop space $850/mth, and 3 STRs averaging 6k per month. 

. :) This statement is not true.

I have started looking for listings recently.I am a bit confused when people ask to "shop around" for a conventional loan.