Of course my buyers are ALL owner occ's so different product and different buyer but probably more demanding than the investment buyer who is buying a basic rental house.

If I have a complete listing that gives me the basic expenses and the income for the property I know in a matter of about 20 seconds if the deal is worth spending more time on.

Basically AirDNA makes my thesis and I prove it against real time available data on those sites.I am not an expert in Destin but Tampa area is a similar beach market and small condo's struggle as you are competing with hotels to an extent. 

The local government had my contractor create some basic drawings of the work, had me pay the permit fee and pay for an inspection. 

It basically buys down the fee from something like 8% to 3%.

If trimmed, are you looking at solid finish Oak or basic 1x trim to paint?

Basically, does anyone know if this has ever been done?

@Ashley Campbell You are wise to engage an accountant who understands real estate and who has a significant percentage of RE investor clients.That said, it shouldn't cost anywhere near $5K for you to get answers to basic questions!

I am hoping that it will basically pay for my mortgage on it. 

Basically you’ll need to buy out that tenant.