Don't inter mix students with regular tenants.

When I bought my first 10 unit, mixed-use it was a 2%er

SFR, multi family, student housing, commercial, mixed use, flipping, etc. 

Chances are though, you've got a couple deals in that mix that you can close, with the rest not being interested or seriously interested in selling, or that are worth buying.Here's an example:  Look up Monessen, PA.  

If the market for the primary product type e.g. residential or commercial is so shallow you can't assemble valuation information then its probably not something that's going to be of great interest to commercial investors.Funky one-off type structures usually come in the form of a mixed use.

We use hard money to purchase, and a mix of our cash and heloc to pay for the fixup.

With a couple others mixed in depending on the source.  

This is also in Florida and so you can imagine heat, humidity and trash don't mix well.

You are sure to find Indiana friendly Realtors in that mix...

The list I received was a mix of owners who primarily were delinquent on residential property taxes.