BUT, we do see some notable exceptions with condos that perform very well.

I manage a few MTRs in that area and they perform well. 

Affordable living, great economy, fantastic sports teams and entertainment. 

The 1031 exchange must be performed by an unrelated 3rd party whose only role can be performing the 1031. 

Keep in mind that Myrtle Beach is a big destination for Bike Week (Spring and Fall), Youth sporting tournaments year round, golf and conventioneers. 

Quote from @Steven Gesis:  Important takeaway is due diligence review, not only deal level but sponsor track record - yes, past performance is not indicative of future results, but at least it's a metric to review.   

Long Beach has it’s own airport and will host the majority of the 2028 Olympics water sports at the newly rebuilt Long Beach Olympic Aquatic Center.Long Beach has some of the best kite-surfing on the west coast, good beginner traditional surfing waves, and stand-up paddle boarding and canoeing through the Naples canals.

we take contingent offers.. but we do require 10 to 20k non refundable release to us.. if they dont have the cash at closing then they lose the deposit .. but we dont sue them to perform. out of about 75 sales now.. we have seen probably 5 or 6 fail because their current home did not sell.

Quote from @Magda Lipinska: Short-term rental (STR) will generally out-perform a long-term rental (LTR), but it's not a guarantee.

Property Management EvaluationPerformance Metrics: Evaluate the performance metrics of Ace Management and Reality.