I have talked to several co-workers out there and they have said to stay away from down town. 

I see it as lukewarm with houses staying on market and price cuts.

I’m a little surprised no one has been answering this.

You would be surprised what you run into when people know you have cash and the guts to spend it. 

Our lease with our current rental property that we stayed in for 3 years was up on 24-Jun,18.

The tenant is a lady who has lived in the property for 25+ years, happy where she is and will probably stay there until she moves on to the next world. 

If the furnace breaks during the winter and she needs to stay with family for a week that's a different story.

I would like to get it renovated and stay for 3 or four more years. 

This property caught my eye for several reasonsmostly because I drive by it frequentlyit offers a commercial space, apartments, and mobile home lotsit's close to my other investments and where I liveI feel like this is an area ready to grow (it's the non-interstate link from big town to small town)it's not so expensive I can't find a way to do the dealI've been investigating mobile home investing lately, and this is one way to learn thatI don't have a physical office space for my business, and this would lend credibility to my business (and allow me to have high-speed internet, which I can't get currently)I can use an apartment and rent my SFR for morethe mixed use feels like diversificationI wouldn't be surprised to see an investor try to buy this and several other spaces up for a large developmentI see potential in possibly converting the mobiles to tiny houses and increase rents accordinglyI'm not in love with the deal, but a couple of those reasons would sway me to consider a less-than-great deal, for non-financial reasons.The numbers really look not very good, and it looks like a bad deal as it sits, considering I'm adding 1000 in rent increase and no rehab in this scenario. 

Stay positive guys!