Utilities altogether is about $250 a month, internet is $90 a month for the 1T fiber (we want fast internet for 6 people), 5% vacancy, Lawn care $120 a month, Pest control $30 a month, and we do bi-weekly cleaning of the common area at $200 a month.

There is no rent control on land leases.  

Educate yourself on the differences between checkbook control and custodial control.   

(Then you have zero vacancy, your business controls its rent increases, etc.)Rent out the garage to another small company. 

Plus, it gives you more control over quality and timelines.

Still expensive though.And why would you want to invest in a city with rent control?

As we have 100+ year old trees on the property, as well as a pond and year round stream, I think it could also be used for a tiny-home or tiny-office (commercial) community, which would allow me to maintain control of my property long term and providing recurring revenue to me (my company). 

We do nice kitchens and stainless appliances, have cleaning service, pest control, landscaping and address any maintenance issues immediately. 

However, there are some drawbacks to putting a rental property in a trust - first setting up a trust can be expensive and involve a lot of paperwork, the rental property may be subject to rent control and liability insurance may be more expensive for a trust.

Unfortunately no one is going to guarantee that they'll make you a loan; there are too many things that can pop up outside of the lender's control.