If your focus is on minimizing risk and ensuring consistent cash flow, your current strategy works.

Throw in that you can dramatically increase the value of the property once you show consistent rent rolls much higher than when the space was used for LTR, and you have a big win. 

When I receive inbox messages and the sender can't even keep their name consistent between signature and account name, you know its getting out of hand.

They might not be great for cash flow but might be great for long term capital appreciation especially when you use leverage.I’d rather own a $1M asset that breaks even but appreciates consistently by 3% than own a $100k asset that cash flows $3k per year.There’s power in investing in or near your backyard.  

That cost is for 17-18 piers - this was consistent between the 4 contractors we got bids form and we are waiting on a response from the engineer about how many he feels are necessary.  

If this is consistent and/or the first couple months with them, highly recommend switching PMs.

I've consistently written about the forces of nature and her current and future effects on the real estate market (even while often being ridiculed and politicized on this very site for it) regardless: I personally moved and invested in coastal Oregon in 2018 from Venice Beach Los Angeles partly as a result of the trajectory of climate and have assisted several clients that specifically purchased on the Oregon Coast for their own 'climate havens,' investment and future retirement homes. 

While it doesn't provide a sexy return like a flip or BRRR it's a great way to start and it's a slow, consistent return for you.

So, the rulings aren't necessarily as consistent as you would hope. 2.

The main criteria is consistency with adopted plans.