Sounds like you are doing well in that tiny part of AL! 

This brings my to my current plan which any feedback would be greatly appreciated. l could buy a piece of property in between the two locations and rent tiny houses to the students with a recreational building located on the property.

(She rents land and lives in her own tiny house on wheels.)Now she’s too afraid to live there and is moving out.

Not a chance in hell....Do it this time and you just set yourself up for expecting rent reductions for every tiny thing.If an issue comes up that affects habitability for a decent amount of time, then we can talk...... if you want to reduce rent for every time that the unit isn't perfect, you are setting yourself up for failure

This property caught my eye for several reasonsmostly because I drive by it frequentlyit offers a commercial space, apartments, and mobile home lotsit's close to my other investments and where I liveI feel like this is an area ready to grow (it's the non-interstate link from big town to small town)it's not so expensive I can't find a way to do the dealI've been investigating mobile home investing lately, and this is one way to learn thatI don't have a physical office space for my business, and this would lend credibility to my business (and allow me to have high-speed internet, which I can't get currently)I can use an apartment and rent my SFR for morethe mixed use feels like diversificationI wouldn't be surprised to see an investor try to buy this and several other spaces up for a large developmentI see potential in possibly converting the mobiles to tiny houses and increase rents accordinglyI'm not in love with the deal, but a couple of those reasons would sway me to consider a less-than-great deal, for non-financial reasons.The numbers really look not very good, and it looks like a bad deal as it sits, considering I'm adding 1000 in rent increase and no rehab in this scenario. 

Much of the rest of the town is dumpy, older homes on tiny lots, poorly maintained, ugly.

I'm hand writing a letter to the LLC, hoping that the owner would appreciate cashing out on the tiny house on the tiny plot of land (relative to the rest of the LLC's holdings). 

In today's economy it's better to either own apartment complexes (which don't require any experience) , Fix and Flips, or Quick Flips.I do believe that real estate property ownership is a game of quantities and how many offers you make will effect your success. 

I'm not worried about making less money, but I am worried about being on the hook for out-of-pocket costs on large quantities of real estate. 

It keeps them in a sepaateacxount which Is good And I get a tiny bit of interest.