.- Monthly cash flow from day one- More properties that are fully separated metered -- gas, electric, hot water all metered for individual units- Significant increase in property management -- evictions, late rent not because somebody simply forgot to press "send," potential domestic issues, issues between tenants, etc.

This has put a cut on our cashflow and we have had some major expenses, like a new roof,  water heater, bathroom remodel, and kitchen remodel all done at the 3 bed house.

I agree, properties near the water appreciate well as more people like to be close to the beach.

@Tanya Malkon A buddy of mine connected me with a dude who operates one in Spring Valley close to where we live (La Mesa).

There are always exceptions to the rule, but most people on here bought during Covid and a lot of pool cabins (big ones) have been empty most of the season except during spring break.  

Remember that a broken hot water heater costs about the same to replace no mater what your rent is.

I'm also a big fan of certain pockets in Spring, TX.

Don't go more than 12m lease, and even consider a 6m to test the waters, though they will push back because it doesn't given them enough runway to buy the furniture and get runway.If your PM is going to be managing them, make sure that they are just VERY diligent on collecting timely rent and get agreement to do quarterly (or so) walkthroughs/inspections to make sure the home truly is being maintained.

We are active in Waveland, Bay St Louis, Pass Christian, Long Beach, Ocean Springs, Gautier, Pascagoula, and Moss Point (and possibly other water front towns near these locations).As I'm sure most are, I would be interested in speaking with other investors in the area, and would even possibly be open to the idea of partnering for a property or two with the right individual/team. 

Also, you probably need a civil engineer to make sure everythign is viable, since part of the approval process is having a civil draft up plans for sewer, water, grading, etc.