Appreciation comes from demand, demand usually comes from growth.

Finally, as this is a pure investment property and not a house hack, lenders consider it a pure commercial play and all but one ask for 25% down and 5%+ rates...any thoughts on this?

You'd be playing Russian Roulette. 

One of the reasons he has bought so many apartment complexes and have always been profitable for him and he says that apartment complexes have always been profitable for him and is now saying to stay away or be cuatious from most other commercial operation.He is currently very concerned about other commercial developments depending on its demand for that type and how long a vacancies lasts and if that location is dependent on a special industry or the demand for it or that type. 

Being grandfathered in condo communities that are tightening restrictions means you likely will be able to push rent in the coming years as demand for rentals meets with less supply. 

They could help you decide what you should do with that land or help you with any demand that decides what is needed in that area. 

Depending on the area this probably isn't great unless you are in a super high demand market.

Are these areas basically a keep up with inflation appreciation play?

What role will you play in the investing, Active or Passive?

You can go m2m if you want and then play the student market the following year if you think you can do better.