Subbu, The quantity of commercial multifamily listed on the MLS will be very small.

The neighborhoods are not war zones but just really tiny towns.🏠 1 - About $3000 with double closing cost total purchase of 5500894sqf -- 2 bed 1 ba on about 1-2 acres of land (will have to do a survey)Will need about 20k worth of workCan rent "if it does" for about 550-650I would give out more comps buy it's a very small farmer town of about 1300 people so none really exist.🏠 2 -About $10000 similar closing costs about 2000.1168sqft -- 3 bed 1 ba on about 1/2 acre along with a large shed that could be a mother in law suite.The house has been completed gutted and ready to build a new.

Bought 4r/2c mixed use bld on MLS in tiny rural town using no cash for $200k 12/2018.

WL may work in a tiny percentage of people and situations, but most of the time it heavily favors the insurance company....not you

CORRECT, divorce and death makes up a very tiny volume of total home sale listings. 

Arizona and going for quality properties vs. quantity and long term goals and passing on generational wealth. 

Then on the other end of spectrum I see the work aholics with their 60 hour or more weeks with money and migraines but little to no fun in life.Then there is that tiny percentage that has the secret sauce where they work so many hours and cap it but also make a lot of money and get the most enjoyment out of everyday.

I've explored this in another market but with tiny homes.

For new construction deals I generally am finding for multifamily (California and Arizona) your operating expenses being closer to 40%This may be a bit different for these tiny homes which I don’t know much about but I feel 30% is aggressive.

The options I'm considering are: 1) buy a small commercial lot to develop into RV/tiny homes etc. (1031)2) buy multiple small homes to be rented either short or long term. (1031)3) Should I buy the above options as cash only or extend leverage w/ partial 10/15 year mortgage. (1031)4) hoard cash and pay 20% capital gains and re-deploy once the market has cooled down substantially.5) hybrid of the above options.6) something else entirely.Thank you much for your time and any guidance you may have with helping develop a strategy for my next steps!