Please correct my thinking but if I can refinance this and rent it with no money left in the deal I have a COC return of 100% right away BUT the opportunity cost of the $160k in equity will be considered too.

And if that sounds like a lot while you are in college, you are correct.

It provides housing when we have limited supply, it's a good way to find tenants and make friends, and it produces a great ROI (if managed correctly) because the rental income is generally higher.

And they're also correct about the difficulty in obtaining either without current income.

Those numbers do not seem correct, unless you are using terms like loan amount of $104,000 is the unpaid principal balance (which is the amount that accrues interest), and the $270,000 is the total payoff.There are two components to a mortgage statement - the first is the reinstatement amount - this is the amount to bring the loan current.

@Sean Walton has the premise correct. 

RachaelHey Rachel,you’re correct, if you’ve run your numbers the conclusion to drop the beachfront condo idea in favor of an SFR in unincorporated parts of Pinellas county is the way to go.

I have an IRA/SDIRA and stocks/bonds increase in value, the balance goes up each year (minus the mandatory SEPP payments) correct?

When an entity is structured correctly you’ll be able to qualify for deep tax deductions against your w2 income through the business combination structure ( A structure that qualifies an individual for deep tax deductions) 

Flips and BRRRRs can work in the Bay Area if you can find a distressed property and do the renovation correctly and not overpay on rehab costs (that part might be difficult).