One thing that has been helpful to me for finding what I believe to be a property worth buying is defining my "Crystal Clear Criteria". 

@Crystal Dundas I'm guessing your friend is wealthy.  

Before you look for the operator or cohost, I would get crystal clear (not to quote Brandon Turner) with your criteria, and then get set up with an investor agent that knows and does the market you are looking to target and can help you work towards an attainable goal.

Here is a short summary of the market overview:  Location: Panama City Beach is located on the Gulf of Mexico, offering beautiful beaches and crystal clear water. 2 Investment potential: Property in Panama City Beach can be a good investment, as the area is popular for vacation rentals, commercial development, sports complex, new home developments with great cash flowing opportunities. 3 Amenities: Panama City Beach offers a variety of amenities, including shopping, dining, and entertainment options. 4 Entertainment: Panama City Beach is known for its nightlife, with a variety of bars, clubs, and live music venues. 5 Outdoor activities: Panama City Beach offers a variety of outdoor activities, including swimming, fishing, boating, waterfront restaraunts and water sports. 6 Family-friendly: Panama City Beach offers a variety of family-friendly activities and attractions, such as amusement parks, zoos, and aquariums. 8 Accessible: Panama City Beach is easily accessible by car or air travel, with the Northwest Florida Beaches International Airport located nearby. 9 Proximity to other Cities: Panama City Beach is close to other popular destinations such as Destin and 30A, making it easy to explore the surrounding areas. 10 Affordable: Panama City Beach offer a more affordable option compared to other coastal towns in Florida, making it accessible for first time buyers or retirees.

None of us have a crystal ball and it's impossible to say for sure whether rates will go up or down.If you'd like to discuss further, I'm happy to chat.

No one has a crystal BUT most forecast Spring/Summer to be hectic if they lower rates like it's speculated.

@Crystal Smith while that is likely true about the negotiation it doesn’t mean an attorney won’t pass on the best offer they have and the bank might reconsider.

Account Closed and my crystal ball says...That answer to me depends on your age and weather you are a short term investor or long term. 

I operate a STR in Crystal Beach and it is able to cover all expenses, but does not really cash flow.

Definitely noticing that properties in the luxury sector and in the average/median rental range stay on market longer and noticing more incentives offered which seems to be along the lines of a typical winter rental market...of course no one has a crystal ball to look further out, we can only base of of historical data at this point