Heck, even within offices, the small 1-tenant office buildings suitable for a dental practice or law practice, those are in a very different world. 

I am looking at 1031 possibly or just fixed refi/or use my heloc for the time being on a value add for a building 10-40 units (market dependent on price). 

I want to know more about the area and build a team that can help me purchase and manage properties.   

For the residential side, check nearby apartment rents and recent sales of similar mixed-use buildings to get a sense of value.

It always comes down to understanding the seller(s), building rapport, and then coming to a win-win solution - we do a lot of creative deals, on & off market and each is always unique. 

@Jason Weidmannit's only solid if:1) you pick a market that you can go to in person and build a team first, and 2) you recognize that RE is a long-term investment, and you may have to wait 5-10 years, or longer, before seeing ANY return. 

Went on to purchase additional rentals so tenants can pay down the loan and I build equity How did you find this deal and how did you negotiate it?

If you surround yourself with the right people—those who are actually in the trenches doing deals—you’ll pick up the skills, capital, and opportunities naturally.Looking forward to connecting more and building with you, Robert. 

Some of the new build SFHs are very affordable with in-house lender rates.

Buildings are left mid construction and of taking more than three years to get to “mid-construction”.