Anyone anyone buying these is a commercially minded buyer and has a clear requirement for cashflow.Sidenote, while banks and realtors consider residential 1-4 units, the county only sees residential as 1-3 units.

You are likely to appreciate, but you never know what will happen with the area as a short-term location so your hedge is on cash flow and maybe slower appreciation than regular single-family residential homes.

Property is located at a wonderful highly traffic location. 18k cars a day and will only be increasing. 5 of the 13 acres is zoned commercial, the back 8 acres is zoned large lot residential.

I think the first thing to do is explore commerical real estate vs residential.

At various times during the past 25 years he “specialized” in oil and gas drilling, franchise sales, surgical center investments, office centers, start up incubators, vitamins, mobile washing equipment, cemetery syndications, residential mortgage brokerage, commercial mortgage brokerage, insurance as an investment, long term care insurance, and property development in Mexico.  

Based on the value of a property you can likely get away with a inexpensive desk top study such as condos and you will require a more comprehensive engineering study for larger properties like a 4plex.Desktop / modeling options are sometimes good for smaller residential like you mention. 

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I wonder if this will spark another sharp increase in residential developments like in 2021. (20,000 in 2020 up to 27,000 in 2021) 

One foot in residential and the other in CRE. 

Quadplexes will fall under residential financing, while larger units will move into the commercial space.