I went ahead and finished the licensing requirements and have had some (tiny) successes as a licensee/Realtor!

I rented out a tiny commercial space to some ladies that wanted to open a retail clothing store. 10 days after move in they had a falling out and one of them moved her portion of the merchandise out of the store the next day.

So either a hole in the wall in the cities (shared with others - co-living) or a small modular-, tiny-, mobile home or container in the boondocks.Smaller dwellings are on the rise because something’s gotta give.

Sure, taking a trip cost money, but a few hundred or thousands of dollars is a tiny percentage of a real estate investment.

I have been offered an exclusive Deal by a local "friend"/ semi-mentor in my small town.  8 standard 2/1 apartments -  Quad, duplex, duplex, 1970 Dated buildings, little neglected but liveableOwner finance: 20yr 6%rate with 20k down------------------------------------------------Total purchase 400KCurrent NOI: 41k     Cap: 10         (Tax,Ins,Maint, Util)Gross rent 4500/mth-----------------------------------------------Upgrade, Est repairs: 60k After reno: NOI: 59K   Gross rent: 6100------------------------------------------------Loan pmt: 2865/mth,    34k/yrCurrent Cash flow: 531/mth,  6,378/yrAfter reno Cash Flow: 2131/mth,  25,578/Yr-------------------------------------------------Added info- -Property line Joins with (growing) Community college-Tiny town-The Buildings are Currently "uglyish".- Current Rent is 150$- $200 behind market avg.I am very comfortable in single family homes in this town (own 18 SFH rented and performing well).

Your post comes off as someone who made a very unsophisticated deal to try to make a tiny spread and wound up incurring costs and liabilities they didn't anticipate.

I have seen a couple of new-build STRs that need refinancing, and they were hard to finance due to their being tiny homes, cabins, rural multifamily (with no comps), etc. 

These are tiny municipalities.

But I am probably biased living in my teeny tiny downsized space and never wanting to go back to big. 

I am a builder and I have some land and want to build a tiny home park.