They are not going to consider potential income though so you need to get a tenant in there, and it needs to be on a year long lease term to show that it is stable. 

These are the benefits I see: Mixed useRetail space(s) brings in a long lease and stable income.

If you have a good credit score and a stable income, you may be able to secure favorable loan terms.

The owner needs the stable income a lot more than the pennies on the dollar from a sale at present so I am meeting with an accountant next week for the first time to pick their brain about a structured buyout.

Cities in the Midwest, Great Lakes, and South are gaining attention for their stable local economies and promising home value growth.Buffalo, New York: A Model of Stability:Topping the list is Buffalo, New York, recognized for the steadiness of its home prices and a recent surge in job opportunities relative to new home constructions.Cincinnati's Rapid Home Sales:Cincinnati stands out for its exceptionally fast home sales, with properties going pending in just five to six days for most of 2023, indicating a high demand in the market.New regions take the lead in the housing market.

Consider converting one property into an STR while retaining the others as LTRs to establish a stable income base, taking into account your willingness to manage STR responsibilities, local regulations, and financial projections for each property scenario.

Cities like Atlanta and Savannah, stand out for their stable market growth, making it an ideal option for the goals you mentioned.Below, I've listed a few cities in Georgia that align with your criteria.

Populations in the 300-500K range are generally a good sweet spot.Roll multiple smaller cities/towns up into one larger “target market” if you need to Reasonable Property PricesStaying at or slightly below median market value increases your odds of success since there are more buyers/sellersHigher price points can be very lucrative but typically require more time/money for marketingGrowing or Stable EconomyTarget market should have positive economic growth expectations.

All these factors suggest a strong and stable market for years to come.  

-Tenant mix - buildings with a good mix of stable, creditworthy tenants will be seen as less risky and could sell for a higher price per sqft.