Just from my basic research, it seems as though Galveston continues to break previous years tourism spending records.

Hanging my license with a boutique real estate office that would embrace real estate investing and allow me to wholesale would be ideal. 

To add: you have a historically strong and consistent tourism presence, limited land/STR allowable areas, highly liquid property compared to selling a cabin in the woods, all 9 classes of visitors in the STR sector, and appreciation.  

They are both growing rapidly and expanding their tourism segments.

Does anyone have a good lender/contact for a commercially zoned tourism home?

I would mention here that a typical condo or single family does not qualify for the Act 60 TOURISM tax credit (which gives you up to 40% back)  - the project needs to meet certain qualifications as a guest house, hotel, villas or bed & breakfast - it can be as little as 3 rooms.  

They are cheap, and will get cheaper in coming recession, as tourism to Vegas will decline, and they have superior growth and great management, that know what they are actually doingADC -(Agree Realty), they do what I do privately, but on a bigger scale, run by Joey Agree , very smart, they have excellent growth, multi-tenant, triple net retail, and grocery anchored Retail, they will benefit from massive secular tailwinds, as there has been under construction in retail for years, due to fear of E-commerce, higher construction costs/insurance costs, post GFC under financing-construction, etc, so existing inventory is commanding higher rents, we are bumping new leases by 7-11%, they will get this endogenous earnings growth for yearsthese should perform well over next 10 years, never buy anything in Real Estate for less than 10 years, to allow to go through cycles, and if you can buy in 401k/IRA so dividends can be re-invested tax freegood luck, you have to monitor your E-REITS like you would any other stock, closely, as they move with sentiment not just on NAV like private Real estate, so you can't just dose em w 200mg of propofol and walk away, not that you'd ever do that :)good luck

The real estate and contracting business can be a little slow to embrace technology.

Super glad it worked out for you and @Shawn Faris, I would not look at it as a mistake that you made, it was an experience that has opened you up to learn something new and in the end, she reached out to apologize.I would hold onto that letter/email for your records.We all learn as we go and without some of these horrible experiences we would not learn something new.So as horrible as the experience was, embrace it, learn from it, add an abandonment clause to your future leases and move on.Do not blame yourself for not seeing this coming.

Quote from @Josh Green: I personally am buying and helping clients buy in the Tampa Bay Area for a few reasons:Here, you have a historically strong and consistent tourism presence, limited land/STR allowable areas, highly liquid property compared to selling a cabin in the woods, all 9 classes of visitors in the STR sector, and appreciation.