Watertown is most known for Fort Drum, a military base that the city is largely built around.

This is mere speculation but based on the information you made available I am guessing some of these contracts were not obtained at great numbers which is likely playing into why your deals aren't moving.

Another thing to do is to touch base with some of the mobile home parks and mobile home dealerships in the area.

I could try to get the owner of the restaurant to lease the parking spaces but wanted to first explore other possible options. 

To me the quadplex would be dual purpose, while you are not living there it serves as a reliable stream of income, once you move there, you could live in 1 of the units while you build your permanent home, and you could also use it for when your family comes over for large gatherings.A 2nd option might be to build an RV park, Unless their are zoning restrictions, you should be able to build one fairly inexpensive, with a septic system and either public water or a well, you can keep your costs to a minimum by doing gravel roads, which are easier to remove later if you don't want them. 

Landlording is not a science, it is an experienced-based business. 

I still have about  $20K in savings (in stocks and indexes) and am continuing to save while I consider my options.

You can play around the options, but it should give you percentage of total income or percentage of net income option, at least.

Look into your loan options as well.  

it is not under a normal use when the appliances break down.it comes from neglect, especially when they are new.I have already made a decision.If I get a pushback they can rent a crappy place, not my place..there are always options...Appliances are provided for a convenience and not a part of rent.Tenants will be responsible and I do not have to suck anything up.