I know someone who does this but they won’t give up the secret.  

My biggest advice is to start investing where you have a good network of people you know like and trust...this especially holds true if you will be investing out of state.While it's not impossible to go straight to the commerical I personally found it easier to start in the residential world and then make my way over to commerical multi-family. 

Most municipalities have different mix-use categories which dictate the precise commercial use that's allowed.A few additional observations on mix-use assets and how I approach them (1) they are generally more difficult to finance than multi-family assets so expect lower leverage terms even if the property performs just as well if not better than a multi-family property and therefore price this into your acquisition (2) I focus on mix-use assets where at least 80% of the income is generated through the residential component.

So if this means that a person without license can PRIVATELY market an equitable interest?

This would be purchased as a primary home and then probably turn into a secondary home as their job would probably require a move over the years.

Combining this with tours or small events can add extra income.Lease Mineral or Water Rights: Depending on the area, leasing mineral or water rights can be a potential income stream if there are valuable natural resources under the land.

You got this!

Only cashflow about $100 at the moment, hopefully will increase after this year.

This is not a do it yourself situation. 

I might lean towards the 5% conventional at this point