The garden tub in the master was replaced with a narrower standard shower pan from HD.  

This should put you in the place you need to be as well as a backup plan if real estate does not pan out for you.

Sounds like a good deal as long as the inspection pans out.

Then I noticed watermarks it was leaking water out of the pan at one point at this time it’s winter so I haven’t used a/c.

@James, how did your deal pan out?

@Rachel Payton look in the Florida pan handle 30a area.

I was just introduced to a lender at Sierra Pacific (also nationwide) as we're looking to BRRRR in the Anderson area and he said it's not a problem, but there are more fees the lower the mortgage.

It's a good thought, but likely not one that will pan out based on the details you gave.

Anyway, I thought I might have had you one but maybe the one above will pan out for you. 15 years ago there had to be 2 layers felt or I&W shield.

Desirable areas such as yours so close to the pacific will always be desirable and I cannot imagine appreciation not making you look smart for this deal.