I‘ve an excellent track record and credit score, but a commercial lender is only interested in the performance of the property, right?

Buy everything you can....don't be so deal oriented you miss excellent deals.   

@Jeff Cua I've read a few and my far and away favorite is Nolo's book on taxes: https://store.nolo.com/product...It's a bit like a textbook but it's comprehensive and loaded with great, up-to-date information (and the tax law is in flux so up-to-date really matters)

Final product was a fully-renovated home ready for a first-time buyer in a great neighborhood!

We simply redirect their attention to a better product and value for their $Sales 101

I can’t speak for your area, but rent stabilized product is going for 150-300 basis points higher than free market regarding cap rates around this area. 

Being new to all this the financing side and all the different "products" are very confusing

Honestly, if the zoning "by right" scenario only allows for certain types of home to be built on that residential property I would underwrite for that scenario first and make sure you have a viable project and 'Plan B", because going for a tiny home community without a plan B has a very high risk, and with 5 acres... you can find yourself upside down pretty quickly once you start adding all the soft cost / hard cost to your underwriting.I would recommend talking to the planning department, ask them if any projects like the one you're thinking about has come across their tables, and how open planning and city council would be for such a product. 

You bring up an excellent point on the question of how MHs are treated with respect to collateral.  

Although, I was putting in a lot of work I feel like I can be more productive if I cut off the time I spend CONSUMING social media.