This property caught my eye for several reasonsmostly because I drive by it frequentlyit offers a commercial space, apartments, and mobile home lotsit's close to my other investments and where I liveI feel like this is an area ready to grow (it's the non-interstate link from big town to small town)it's not so expensive I can't find a way to do the dealI've been investigating mobile home investing lately, and this is one way to learn thatI don't have a physical office space for my business, and this would lend credibility to my business (and allow me to have high-speed internet, which I can't get currently)I can use an apartment and rent my SFR for morethe mixed use feels like diversificationI wouldn't be surprised to see an investor try to buy this and several other spaces up for a large developmentI see potential in possibly converting the mobiles to tiny houses and increase rents accordinglyI'm not in love with the deal, but a couple of those reasons would sway me to consider a less-than-great deal, for non-financial reasons.The numbers really look not very good, and it looks like a bad deal as it sits, considering I'm adding 1000 in rent increase and no rehab in this scenario. 

@Charlie MacPherson - Thanks for the thorough investigation and detailed note.

I would never invest in CA or IL), I've come up with these as my primary markets to investigate.

THAT is the point of the article you posted thinking it's proof that email doesn't count...The author even explained it IN the article....The emails were forensically traced on the military servers.

Also if talking to a lawyer is the way to go I will investigate further.

The foreclosures can come with a lot of risk, mostly because there's no standardization with them so you' have to investigate every single property very thoroughly to know exactly what you're getting. 

You have given me a lot to ponder/investigate.

Better deals have lots of company.Suggest you to investigate, inspect and carefully evaluate if it is for you as a strong buyer.

Are you prepared to investigate where your tenant works and/or holds bank accounts so you can start a garnishment? 

You will need to investigate the impact on financing if you go the LLC route.