Yes, I know that there are a few bad ones in the mix.

Hi, I am developing a mixed-use property with 9 residential units (about 1000 sq ft each) and 1 commercial (1,600 sq ft first floor and 1600 basement).

Hi, I have a new mixed-use property with 9 residential units and 1 first-floor commercial unit.

There are still plenty of areas near downtown that are just starting to see new builds pop up, rehabs taking place, mixed use commercial widening, etc.

That those are my 2 options.Another quick question to throw in the mix...can you Fix n Flip or BRRRR with a 3.5% FHA Loan and not 20% down?

You will need a soil test, you will have to complete and file a plat map subdividing the land, you will have to make sure the septic systems are not too close to drinking water or other properties, etc. 

I'm in my mid 30s with a wife and five kids aged 8-13 (don't bother with the math, some stepkids some biological in the mix, love them all...haha).

Could go residential or mixed use?

If you want a more concrete list, some of the worst ways to spend money (in my opinion):Going to the movies, buying drinks out regularly, trendy home decor (that will soon be out of style), buying a new car, eating out regularly, impulse buys (of basically any kind, to include travel unless it's an insanely good deal), books you won't read (if you know you'll read them it's fine), anything to "keep up with the Joneses", basically anything that won't last. 

Some of this feels like drinking from a fire hose at times.