@Jose Alejandro Hernandez I frequently work with investors in your same situation, their home markets just don't offer any great options, comparatively.

The property has since increased 82% in value, we use it frequently as a family for vacations and weekend get aways, greatly minimized my RMD requirement, break even each year on my taxes, etc.

The HOA emails about break-ins frequently, despite a secure parking garage and enhanced security.

Here are some considerations for commercial real estate:Higher Income Potential: Commercial properties often generate higher rental income compared to residential properties, especially in prime locations.Longer Leases: Commercial leases tend to be longer (5-10 years or more), providing more stable cash flow and less frequent turnover.Tenant Diversity: Depending on the property type, you can diversify your tenant base, spreading risk across multiple businesses or corporations.Market Dynamics: Commercial real estate can be more sensitive to economic cycles and local market conditions, requiring a deeper understanding of business trends and tenant industries.Purchasing: Generally, commercial real estate will require 20% down.Choosing Between the Two:When deciding between commercial and residential real estate, consider these factors:Investment Goals: Are you looking for steady rental income, long-term appreciation, or both?

I am buying the home for possible future relocation/frequent retirement visits, new residency/tax filing, and because my sister lives there.

What tactics would you use with your spouse to get him or her interested in sharing a too-big house with nice people you choose that you may not even see frequently in order to pay a very low monthly net rent and maximize the ROI on your primary residence rehab?

I like the idea of frequent accountability and the focus on imperfect action. 

This is considered a personal home - even though it has rental income, so you only have to have 3.5% down frequently, not the 20% down it takes to buy a true investment property.  

You might be better off flipping the contract if you find deals frequently but do not have the capital. 

Definitely get the estoppel letters and copies of existing leases.Apartment complexes change hands frequently (if judging by the "under new management" is any indication) and I can assure you they don't kick everyone out and start from scratch.