After closely reviewing the current office space market in the area, seems like the average asking rent is anywhere from $18sf/yr-$22sf/yr  current tenant is paying close to $16sf/yr.

Until that attitude changes, you're unlikely to make much progress getting the average real estate investor to diversify--especially into stock/mutual funds/ETFs (Buy and hold?

Though there are legitimate concerns that this complex will push gentrification, I think it will add to the vibrancy of the Hilltop neighborhood.As a new investor, I'm not sure if the addition of this complex will push up rents in the area by increasing average rents and desirability, or depress them because it is adding a significant number of new units, thus decreasing the demand on other units.  

You might have to hire an attorney, and/or a CPA, and/or a tax consultant to advise you on which way to go.Another item to consider is to figure out who your financier is going to be starting out and get a loan letter from them that states the average time it takes to close your type of loan and the maximum amount you qualified for.  

.- Average 3/2 houses in our area cost about $350k.

Nowadays, I get to enjoy a large monthly cash distribution in problem free months, but no cash flow in months with significant expenses.Now, when you have 100 units, the concept of averaging out your CapEx expense and setting aside funds for that purpose out of cash flow begins to make a lot more sense, and I'm sure that large investors do that.

So maybe knock off $10k per year which at a 10 cap would imply knocking off 100k on an offer sheet.Here's where I see the play: Lot rents $150, park owned average $375.

I'm conducting a Rent Survey to find the average Market Rents for thee previously mentioned zip codes.

The first was a total dud, the second one has great communication with me, provides good account reporting and caring for the property, however, they lacked the ability to rent my duplex, maintaining on average a 3-6 month vacancy per side per year.  

There are some out there, but my experience getting those loans has proven challenging and has taken a very long time (8-10 months on average).