I created a garden apartment in my basement and it's working out great for me.

I like garden style/low-rise or townhouse condos the best.

Well if it is vacant land you can't do anything development wise to it anyway......besides planting a garden, lol.  

Everything looked great online ( national car dealership, red lobster, Olive Garden etc).

You also run into different costs are boring stuff like gardening, pest control, etc.

I have a few deals that fall between say 1% and 2% but I can't say I have any at the 2% rule here in NJ...I am sure it can and has ben done but very difficult here in the garden stateChris

The biggest issues are that they will probably have a very hard time finding another rental house and they have a LOT of stuff to move, including garden plants.So how would you approach this?

I have a SF property in Winter Garden I just listed and once it sells want to do a 1031 exchange for MF (not in war zone).  

Garden apts. usually fetch much less unless you watch that show "Income Property" on HGTV and live in Canada.Second, is this a legal 4th unit?

Currently live in Parsippany which doesn't have many multi families since it has a very large majority of garden apartments.