TDAs offer peace of mind and a safety net, while real estate provides growth potential, tax advantages, and wealth-building opportunities.

That’s why you get a discounted interest rate and a lower downpayment, because owne occupant properties are low risk. 

I financed this property using down payment funds from 403B and a local commercial bank.

.- Could take all current cash flow and a few thousand a year to pay off the property in 5-10 years.- Hold for a bit and 1031 into something else but am fairly confident there is not much appreciation to come on this property.

And a lot of old school GCs may not have the ability to take a CC and may not care to learn how to...Main question is: why do you want to do this?

ALWAYS ensure the contractor walks the property with you or the realtor and a CLEAR scope of work is defined.

Knowing your current state comps is a great place to start and a real estate agent can help pull those figures quickly. 

It sounds like you've got a solid foundation and a great game plan, especially with your background in North Padre and passion for fishing, which could really set your STR apart.

very high risk even I only do them with very specific investors in mind and a plan. we dont flip land we develop every one. 

Proper research, budgeting, and a well-thought-out strategy are key to minimizing risks and maximizing returns.In the end, BRRRR is an active investment strategy that, when executed correctly, can lead to long-term wealth creation, a steady stream of rental income, and a scalable real estate portfolio.