It is very seasonal but does very well in Summer and there are a lot of STR friendly towns.I have considered it however my current goal focuses more on a multi season rental and I am also more familiar with the non beach towns.

It's still a good market for long term rentals but the returns are not what they were 10 years ago - but if you can get past overly optimistic suggested ROI, it's a really solid market.

I would be amazed, shocked even, if a traditional financial institution was willing to lend on a non-habitable asset up to 80%. 

My goal is to stabilize, refinance within 3-5 years, and offer strong returns to lenders.Your point about targeting SDIRA investors and high earners is interesting—how do you typically find and connect with these types of lenders?

The human race has historically been poor at predicting future, so it's wise to prepare for multiple scenarios.Mortgage rates in 2025 may decrease slightly if inflation stabilizes and the Federal Reserve eases rates, though they are unlikely to return to pre-pandemic lows.

Perhaps in return they collect an acquisition fee,  collect a construction management fee & share in a portion of the upside.

There are duplexes in KC that will return the numbers you are looking for. 

If you are always giving away something valuable (information, time, resources, referrals) and not asking for anything in return, you will get plenty.

2.How can I better evaluate and communicate an investor’s return on investment (ROI)?

Then, the lease will be up in the summer when the demand is higher to get better returns