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.

I know people that are really good at their trade (plumbing, cleaning, electrician, etc) but they don't have financial discipline, they don't know how to market, they suck at customer service, they don't use tools to their advantage, etc.Cody Sanchez (lady in the video) buys different types of businesses and makes them profitable by applying basic business disciplines.

With this proses the investors I work with are also able to take advantage of some great incentives including solving for the biggest problem in the field, interest rates.The investors I work with also appreciate a turn key process on Single fam up to Quads and larger community development.  

Quote from @Johnny Smith: So i am hearing from a CPA that because my wife and I make over 150k per year, that I cant really take advantage of tax losses from my rental property.

This is a great place to learn and to connect with people so take advantage of all the great resources.

Take advantage of that VA loan again too - much better terms than going with a private lender/DSCR type loan. 

Your scattered approach is going nowhere fast (analysis paralysis) and is highly likely to result in someone taking advantage of you:(Recommend:1) Figuring out what investment approach suits your skills & risk tolerance2) Determining where in the US to apply your chosen approach3) Learning everything you can about that market4) Networking & building contacts & team in the market5) Doing a "test" investment in that market to make sure your expectations are met6) Investing more if your expectations are met.-- If not, go back to step #1 as you many have chosen the wrong approach!

FHA loans, for instance, allow you to put as little as 3.5% down, making it easier to enter the market.Tax BenefitsMultifamily properties provide numerous tax advantages.

Here are a few suggestions on how you can maximize the wealth of information available: Check out the blogs and podcasts, or take advantage of the search feature (magnifying glass).

For you seasoned investors, does it make more sense to go to Home Depot and take advantage of their deals for appliances and such, or are there better alternatives for flooring, tiling, and appliances?