Albeit, if you do decide that OOS investing is the most suitable/realistic route for you, then read David Greene's book, "Long-Distance Real Estate Investing."

Is this area growing, expanding, and suitable for rental investment? 

Look for smaller multi-family homes or single-family homes with a suitable layout that would enable you to either rent out a room or have roommates.

You're best off aiming to appeal to as wide a market as possible while still focusing on the most likely buyers.The description 'beach cottage' implies that it's a somewhat quaint abode with a location that would make it suitable as a vacation rental. 

She made me lise 6 months of time with the market going up presenting me one property gere and there that for one reason or other was not suitable to buy.

This option may be more suitable for experienced investors who do not require as much coaching and guidance that may come with signing a Buyer Rep Contract.2.

The interest income would go towards my families nest egg but a percentage would be allocated to the charity I deem suitable.

You may be able to offset payment wise for a while by using a interest only product until rates are more suitable for you.

Lifetime learning credit - This credit allows you to take a credit of up to $2,000 per year to put towards education expenses after high school.State taxes paid last year - If you paid state taxes in the previous year, ensure that you include this amount in this year’s taxes with your state tax itemized deduction.First job moving expenses - If you have to move for your first job and you drive your own vehicle more than 50 miles to relocate, you are eligible to take a deduction for your moving expenses.Specialized work clothes - If your work requires that you wear a costume or uniform and the attire is not suitable for general wear, you can deduct the cost of upkeep.Jury pay given to employer - If you provide your employer with your jury duty reimbursement amount, you may be able to deduct this amount so that you are not taxed on it as this money just passes through you.Whaling ship repair - If you or your client is a whaling captain, you may claim up to $10,000 for your equipment and ship repairs.

Force them to provide a written request for Early Termination with the requirement they must provide specific reason(s), excluding the documented "as-is" condition of the home upon their MoveIn.If they still insist, tell them that they are legally liable for the rent + utilities until a suitable replacement tenant can be found.