You're treading in RESPA-infested waters there and these are federal, not state regulations.Referral fees for ANY closing services on residential loans are strictly prohibited under RESPA regulations. 

I'm aware of private money etc. but I've jumped into the pool of real estate but most around me are not as ready to jump in as well.

I did not actually see those properties so I don't now good of a deal those were but I did check out a nice house that would easily fetch close to $600,000 in the open market, that sold for $440,000.This is a tendency I have seen already so I am now working in pooling money to have access to the bigger, better deals. 

Many Martis buyers are interested in form over function and the builds can reflect that, with more $ spent on adding square footage and finishes than the details that aren't seen (insulation, ventilation, water management, etc). 

I am debating whether i should just fix the shower pan. or, rebuild shower as well just in case water leak is coming from shower walls. what do you think? 

Water damage can cause a very serious damage to structures.Sorry I was not able to give you any specific numbers to help you but good luck, sometimes keeping it simple might be good to get started with.

Hot tubs, pool tables, movie rooms, kayaks and canoes, bikes, games, nice comfortable beds, smart TV's, video games, well stocked kitchens, etc.

We've done something similar by offering local coffee, tea, snack baskets, bottled water, local pastries, and seasonal flavors (pumpkin spice, peppermint, gingerbread, etc.) which have been a big hit with much less risk involved. 

However, beachside is pretty much a ghost town of what it used to be in the 80's and 90's and the tenant pool is less than desirable.With regards to the recommendation to look in Brevard County, I would also echo that as a solid market to get into.

:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+ (roughly 5% probability of default), zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680 (around 10% probability of default), some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.