Additionally, many do not consume alcohol or drugs for religious or cultural reasons.The above boarding house is setup as a duplex with the "girls" upstairs and the "boys" downstairs.

Freestanding is the "in thing" right now and most designers, particularly in the modern and contemporary market, will tell you this.

The language barrier and culture becomes a problem.  

We split the parcel and can get 6 lots out of the remaining 1.6acres. we would need to run a new road and culture de sac to get the necessary frontage.

One of the reasons this niche is so specific is the culture of the target demographic.

Gotta love beach culture ;)

Coming from Oregon I'm sure you're still dealing with culture shock at Bay Area prices but there is a way to do what you hear about in the BP Podcasts.  1.

What is great about KW is the atmosphere and the culture where you are welcomed into any of the offices if you need to use their meetings rooms etc. 

However, your network may be decidedly smaller when you consider the number of people you have met in person and catch up with on a regular friendly or business basis.Extending your network through networking, in the conventional sense, often involves referrals, third party introductions and simply walking into a room full of unfamiliar faces to initiate conversation with industry (or non-industry) contemporaries.

It is a culture that has taken a while to create and weeding out a few bad seeds, but we have accomplished it.