3) how many units should the property have 4) should I bring in other investors 5) what else should I look out for in this search? 

Investment Info:Large multi-family (5+ units) commercial investment investment in Washington.

Our strategy is simple we are looking for 10+ units, vacant, that need full renovation....these are all long-term holds because even now a lot of the deals aren't great in cash flow.

A lot of 2-4 units over that way and some great TLC properties that are priced in favor of the buyer & cash flow.I was just looking at a few properties over off of Union the other day.  

Is the unit priced correctly?

It has two residential units + one commercial unit.

He says he does not have a lease signed for 3 out of 4 units.

Accessory Dwelling Unit (ADU) that we lease to a long-term tenant on a month-to-month basis for $2,850 per month (inclusive of all utilities), and a 300 sqft.

We could potentially subdivide the lot into four lots and build a main house, a Junior Accessory Dwelling Unit (JADU), and an Accessory Dwelling Unit (ADU) on each lot.

I just happened to talk to a Realtor talking about a strategy in southern Atlanta like towards the airport that involved developing on raw land with tiny home-style units for affordability.