It is a constant headache dealing with all these different department s and their advice is not consistent and quite often wrong.

There are very few white sand beaches –  however Flamingo Beach is one of them.

It is much faster than sanding. 

There’d need to be a lot of rehab work/managing that would require you to put in that many hours.From a financial perspective, it seems like the highest leverage way to keep buying more properties is leveraging your W-2’s and then being work optional.

That said, Texas tends to offer more affordable housing than Florida’s coastal towns, so your money might go further if you’re buying properties for yourself and your portfolio.When it comes to family life, Texas has tons of family-friendly suburbs with excellent schools.

Licensed with permits ~$3,250.HWT standard gas single family low efficiency without exhaust retrofit $900.Sand and stain hardwood floors, natural stain $3 per sf.Paint interior walls, ceiling trim and doors 3 tone paint scheme 2 coats $3.20 per sf (floor area cost includes paint)Click lock LVT flooring install overlay inclusive of prep and quarter round $4.50 per sf (materials and labor)Asphalt roof installation 3/1 - 800 sf bungalow with 2 layers of shingles - ~$7,900Standard porch cap replacement with 2 new precast concrete steps ~$2,500Used stove or refrigerator delivery and install $350New stove or refrigerator delivery and install $HD model specificUse this as a general guideline. 

Why couldn't 10 coastal investors team up and find a good deal in their own area?

I spent a few grand sanding and refinishing.

It’s also worth diving into local regulations and HOA rules—they can shift quickly in coastal markets like this.

It sounds a lot like timeshares or partial ownership plans room the 1990’s and 2000’s.