Now the real question after saying that is "when is the down turn"All down turns where right after a false flourishing economy (aka the correction), always when governments play God to manipulate the natural economy, always always it will get things jacked up.

Retail centers typically have higher rents you have to pay versus regular office because you are usually paying  for street frontage and higher traffic levels with better sight lines from the road.If you are buying a building you might look into an SBA loan if you will be occupying 50% of the space or greater.As far as owning you need to evaluate the space where you are currently at.

The cost for you to renovate it when that tenant naturally turns is going to be the same or similar to what it would be right now.

However, one could rehab nicely since it's area is being gentrified pretty rapidly and it's a cute older duplex... hmmmm...Will definitely be running some numbers.I would advise exploring ductless split systems too but don't automatically rule out running regular ductwork.

Instead of having to split my income to make regular mortgage payments (paying my personal off slower) and set money aside for deals, I can put all my income (and potential future proceeds) into my home which allows me to recycle that money relatively easily without having to refi over and over or find private money to keep the cycle going.

I have on two recent occasions come across HOA CCR's that are so Draconian in nature, that if faithfully observed, completely block househacking as a strategy.

I regularly have had situations where one person moves out in my campus rentals of 4+ people.

We both have regular full time jobs.

Even a $50,000 home needs a new boiler, roof, water hear, and to repair regular wear and tear.

I used to live in an apartment downtown MKE and we regularly would see 15 month leases.