If I can get a 40 year, I would take that.There are two factors here with regard to my cost and income:1 - Down Payment - The lower the better. 

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. 

I will take these factors into consideration and go from there.

When I ran the numbers again using the bigger pockets analysis tool, it hit me that if I was doing an FHA, PMI would need to be factored in.  

They offer a "free" appraisal which consists of a drive by, and comps.

I'm thinking I may just have to spend some time driving around and finding distressed units so I can try a 203k loan.

There's just too many factors to take into consideration. 

LOL.. but the state is really cracking down they have inspectors driving projects and checking licenses.

I assume that because I´m finding this on Zillow I should also expect to factor in the realtor´s commission? 

Your situation depends on your involvement, your entity selection, and lots of other factors that preclude an informed opinion.3) You didn't ask, but I offer that you should not take or act on any legal, regulatory, or financial advice on a free forum and always seek a professional opinion or two.