Buying a turn key rental, in an area you know or knew well, with a property manager you've met and trust, in an area that is large enough for you to have other options to find contractors and property managers? 

While I’ve considered cash-out refinancing or HELOCs, the high rates make these options less appealing.I’m debating between using cash to acquire more SFRs or diversifying into mixed-use retail properties.

Hello Bigger Pockets!

Sec8 is the "Options Trading" of Investment Real Estate. 

I have a Bigger Pockets subscription and should have come here first!

Option 1.

Luckily my clients were able to get them back on track but they had to dig deep into there pockets to do so. 

Also, depending on the amount you get from your divorce, you might have more options. 

I also worked with a great lender who helped navigate financing options, including my HELOC, to make the deal happen.

You don't have to spend a fortune and buy a house directly on the beach to do well, but your starting price point for a viable option in this market is around $350-$450k for a solid 2-3 bedroom oceanfront condo or around $500k for a 3-4 bedroom house within walking distance of the beach.