I am guessing that given my situation it would be nearly impossible to be an agent because of my limited mobility. 

Residential property is more about control due to circumstances, personal preferences, cash flow, equity build up and debt pay down...holding for term and exiting with cash...Why are you investing and what do you hope to accomplish with this project? 

It’s inside city limits.

Obviously fraud has occurred, but my client is well outside the three year statute of limitations for making a charge of fraud and it would be his word against the interpreters.

Some say residential you get long term financing and bigger buyer pool and commercial is limited for resale.For a mainly residential investor that does not have the commercial network I could see why they think that way.

However, NY state law limits the increase in assessed value is capped at 6% in a year or 20% in five years. 

Most newbies that have herd mentality are buying those now.If you are trying to get safer investments you might want to buy brand new builds in a subdivision in a nice area stage 0 to 1 of development.Example you look at 2 options:Option 1 - Buy a house for 75k (Class C) that after mortgage payment is supposed to generate 150 a month income or 1,800 a year.Down payment 15,000    Result: In a few years rent growth in lower income areas is more limited due to income earnings.

I am waiting to vocalize my intentions until we are inside the 90 day time limit she has to renew, which is 13 days prior to my closing but I would need to get an agreement in place prior to closing. 

I think you’re hilarious.I’m sure Brad knows and can tell you that many college towns have already passed laws restricting AirBnb, just like they control the percentage of rentals in many neighborhoods and set the max unrelated adults conservatively.

@Walt Hairell Your options are limited with a mobile home (manufactured housing is the new PC word).