Instead of getting caught up on the numbers figure out an area , see if its feasible, drive to it and look at the area, then see if your willing to take the jump to actually move to that location. 

There's a feasibility study that needs to be done. 

Generally speaking, the developers I work for negotiate feasibility timelines and execute a lease with their tenant during that period and the lease is contingent upon them closing. 

I'm currently diving into the world of commercial real estate with a specific focus on RV and boat self-storage investments.As I'm just starting out, I'm here to learn as much as possible and to connect with experienced investors and professionals.

Now our fax machine is in storage next to our Betamax recorder, eight track tape, and Blockbuster membership card.If you’ve been in business or investing for 25 years I’d love to hear how technology has changed the way you work!

Another option is to consider building a detached adu if feasible. 

They can provide firsthand advice and potential solutions.SummaryLegal and Financial Consultation: Get professional advice from a real estate attorney and financial advisor.Negotiation with the City and Lender: Try to negotiate terms that provide relief or feasible solutions for compliance and loan terms.Exploring Financial Options: Consider new financing, partnerships, and investment opportunities to raise the necessary capital.Community and Industry Support: Leverage the experience and advice of others in the real estate community.Each step should be carefully considered, and professional advice tailored to your friend’s specific situation is crucial.

It's way more more feasible to get into those larger 3-4 units now and put down only 1.5% more.

Of particular interest are: Multi-Family Complexes, Medical & Industrial Parks, Warehouse & Storage Facilities, RV & Mobile Home Parks, Sale and Triple NNN lease backs, Agricultural and Timber investments. 

You could also create storage spaces, like a garage or basement and rent it out on neighbor.com.