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. 

Is it ok if I msg you for details as well?

Structuring Financing for Volume-Based InvestingTraditional financing methods like hard money loans work well for single properties but can be less efficient when you're scaling up.

If a 2-bedroom unit rents for $1,800/month in these neighborhoods, you’re well-positioned to offset your mortgage.2.

I appreciate the reminder as well that if the gain is fairly low then it may make more sense to just pay the capital gains taxes now versus 1031 exchange. 

As explained above, income from the financed portion of the property in an IRA would be taxed as well, but you can deduct related expenses, including depreciation, to minimize this tax liability; that is why I recommend a discussion with a tax expert to understand what your numbers would look like.Hope this helps!  

I have found that they worked really well when it comes to getting better tenants and better rents, and having less hassle, less headaches, and then getting a higher sales price; without paying closing costs or realtor fees.

I've been reading a ton here as well and am learning every day.

My experience with PPR has been consistent with yours, as well as the search to find them.  

This is a unique home and it actually has a full kitchen, 2 bed and 1 bath downstairs and I think it might be well suited as a very large vacation rental(entire home) or both floors being rented separately at some point in time.