Varinder, Try @Amanda Han or Robert Hall & Associates in Glendale. 

there will be a lot  I have extra expenses associated with the commercial space but once it is up and running I think it will be a huge value add  I think the fascination with the commercial space has a lot to do with my willingness to spend a little more on this one.    

We recommend Marina Parkin of Koontz and Associates.

There is a 115,000 barrel per day refinery in this town, along with an associated nitrogen fertilizer plant.

:-) We belong to a 'landlords association' that covers a big portion of the rural part of our state.

Short-term anything can happen but using historical average appreciation for both RE and rent appreciation in a few years this barely cash flowing property will have appreciated significantly and had associated rent appreciation and now be cash flowing nicely and produced a nice ROI mostly due to the appreciation.  

I have spoken to people in my local investor association and I was told to start out with SFR which should yield no less than $30K otherwise it's not worth the time.

All of these may not be triggers for you and me but it may be triggers for other investors.The strategy you had in place is not working -triggerThere were additional costs that the previous owner did not reveal to you -triggerIf you got ripped off by people -triggerIf you partnered with someone and you do not get along or can't agree on nothing - triggerOne of the big employers in the area filed bankruptcy -triggerOne of the big employers in the area decides to move to another city or state -triggerhome owners association is similar to Hitler's gestapo -triggertenants association is unreasonable and troublesomeIf you see another deal that you like better -triggeryou feel the market is going to change -triggerIf the weather changes and suddenly you find that your area is not the same ie drought or flood or mud slide -trigger Insurance increases because of weather change -triggerfound out that the land is contaminated - triggeryou are tired of dealing with the property -triggertenants not paying rent -triggeryou took on more than you can handle -triggerproperty taxes went up -triggergangs in the neighborhood -triggerfamily issues change your priority and you simply cant handle it no more -triggeryour tax abatement has expired - triggertransportation has discontinued in the area -triggerlegislation to put in a new transportation station has been vetoed or approved -triggerthe team (ex contractors, project managers, etc) you tried to put together doesn't work out- triggerillegal activity found on the premises -triggertenants tell you place is haunted and you know someone died on property -triggerdemonic neighborsabundance of pests -triggersink hole formed - triggercess pool discovered -triggerwater contaminationpopulation changeschools accredation changesschools shut downtenants or their family starts shooting at each other or youwrong type of business sets up shop near your property, or they are too close or your comfort. ie gas station or drug dealer or prostitution or cemetery or factorywhatever does not float your boat -trigger

The primary reason you dont want to invest in apartments is because of the Home owner associations (HOA).

I think also there's an emotional risk associated with tying up so much cash into equity.