I have family in Destin (45 mins west of PCB) with a STR beach house and just spoke to them yesterday.

Here's how it works:1 - Your REA tells their REA that you are not going to close.2 - You lose your EMD3 - Your REA then contacts their REA again, and makes your new offer.4 - Their REA tells your REA to tell you to "Go To H377", and...5 - You just successfully re-negotiated a vacation to a very warm destination.

Truth is all you need to do is hit about 3-5 million in clear equity then you can dump it into truly armchair investments (real estate is NOT an armchair investment) and cruise on the interest. 

As of now I dont mind handling it and I’m actively learning to set it on cruise control - I would like the option in the future to hand it off If I chose to.

I was looking for property in Bayonne about a year ago (before literally anything was built East of 440 except for one apartment complex and the cruise terminal), but moved on as I saw no plans for improvement.

More importantly, putting aside climate change considerations, I don't see Miami not being a vacation and second home destination within 20 years for a simple reason: you can't get closer to the equator within the contiguous United States. 

-      If it was their primary and they want to take a cruise or pay for college then you remind them that their profits may be tax free (of course if they list with you :)     If it was an investment property and they say anything about purchasing more investment property or buying a vacation rental in another area then you definitely want to let them know that the 1031 will help them do that an they won't pay tax on the gain.Thats all you have to do and in all of these answers you are giving valuable information, cementing their perception of you as a professional in the field. 

I still like buying shares of Carnival cruise line at $8 or 9 / share, when they were at $60 !!!

It certainly could go either way but I assume Disney has a plan for Florida/California, the cruise ships for Hawaii, Miami, LA, and the hotels here on the strip. 

Publix is not a tourist destination.