Yes, I think, like a lot of topics that get passed around real estate circles (like 0 down physician loans...which I have never ever seen one actually close haha) there are these mythical products that people don't realize may only exist at one small bank in one small corner of the country and not actually be available to most.

Hey Natasha,It is a great place to start, plenty of inventory whether its for flipping, BRRR-ing, or holding at affordable prices while still having decent rents (with or without section 8)With that, it is a pretty competitive market.

This representation is crucial if you're ever audited.Regarding whether to hire a CPA versus just a tax preparer: Real estate tax is highly specialized, with numerous code sections and rules specific to the field.

I am self made with street corner knowledge. 

If this isn't a separate dwelling unit you can't take losses from the rooms / space you are renting and use them to offset non-passive income (Section 280A of the tax code)Rental expenses are limited to the amount of your rental income and the balance of rental expenses is carried forward. 

What would the offer look like in the financing section?

Just build a new property, knock some holes in the walls and urinate in the corner.

It’s by sections not necessarily tied to the city or zip code.

., the destruction threshold); which Property characteristics the destruction threshold percentage applies to, such as market value, assessed value, replacement cost, or unit count; for Properties with multiple buildings, if the destruction threshold percentage applies to each building, or all buildings as a whole; the replacement cost to rebuild per current requirements for zoning, and land use; the Property’s continued marketability, and economic viability; the amount and type of Borrower-maintained insurance coverage required per Part II, Chapter 5: Property and Liability Insurance, Section 501.02C: Ordinance or Law Insurance; insurance loss proceeds payout, compared to increased rebuilding costs, including from building code changes, Americans with Disabilities Act compliance, and the municipality's local zoning requirements (e.g., green compliance for new buildings, etc.); the sufficiency of estimated insurance proceeds from ordinance or law insurance and other coverages to repay the Mortgage Loan in the event of partial or full casualty, or condemnation; and for a Tier 3 or Tier 4 Mortgage Loan, if requiring execution of the Limited Payment Guaranty (Form 6020.LPG) would mitigate the risk of the as-rebuilt Property not supporting a Tier 2 Mortgage Loan.

Also, with the new beach regulations in Okaloosa County, the beach section where the beach service for Destin West can be set up has been narrowed significantly and the Island Hotel amenities and beach area are no longer available to Destin West guests to use.