I had a STR in another market get shut down by zoning, so I put construction workers in there on a 30+day stay over the summer and now have a MTR tenant to keep the lights on through May after which I'll sell since I have no guarantee on having another 30+day contract next summer.

Use the land as down payment on a construction loan.

@Ernesto Garcia Thats right, i got investment property conventional loan at that rate for a new construction property. 

But I purchased land in cash and leveraged it to build a new construction stick built home.

Further enhancements included constructing a back deck and repainting the interior to modernize and enhance the home’s appeal.

Perfect - do your best to make the floors as even as new construction.

When running your numbers, if purchasing a home that isn't new construction and less than $1MM, I would estimate 1% - 1.2% of the purchase price as your annual insurance premium. 

Cleaning up our work area, I remembered what my old co-worker once told me on the construction site "There are 3 ways a job gets done: One way in our head, another way planned out, and how the job actually goes." 

I have a property on the barrier island that I do not want to list on MLS but I am interested in connecting with realtors or investors who typically sell or buy pocket listings and may be interested in this property.

As inflation drives rent growth, properties in stable markets like the Midwest can continue to deliver returns even in higher-rate environments.Market Conditions Favor Real Estate RecoveryThe commercial real estate (CRE) market has faced significant challenges in recent years, but signs point to a recovery:Bottom of the Market Cycle: CRE appears to have reached its low point in late 2024, with 2025 marking the start of a slow recovery phase.Limited New Supply: High interest rates have curtailed new construction, which should drive rent growth in the coming years.Policy Changes on the Horizon: There is growing discussion about potential policy shifts under the new administration, including a return of 100% bonus depreciation and lower interest rates.