Even the size of font is under the B&P laws.

@Kevin KiteI work with a very motivated cannabis lender who goes up to $30mm check size for retail or grow ops. 

A few years into that, and you will have a very convincing case to raise for your first moderately sized apartment purchase. 

We seek to use excess proceeds from refi as down payment to purchase another smaller size multi property.  

Market rent in the area is around $1,800-$2,000, although working market rent out is hard as there's nothing of this size, or condition available in this pocket of the Columbus. 

Of course, this strategy isn't one-size-fits-all, and I'm always open to learning more from others’ experiences.

It will take a long time to recoup the cost on a property this size. 

Do you notice a sweet spot both in property size/vicinity to the beach?

If you already have a preliminary site layout showing the size and quantity of buildings you can put on the lot, you should be able to take that work on some budget construction costs and from there work your possible rents into the equation to see if what you have drawn makes sense cost wise, or if there is a more efficient way to lay the site out and reduce costs. 

Once we get to the size of the house it's a no go.