Can anyone suggest beach markets in SC and/or GA that allow STRs and cash flow with 20% down?

After 2 years you can apply for a “Rent consideration” (I think that’s what they called it) as long as you still live there and that may allow you to increase rents by more than the annual allowance (probably designed for unit that are very low rents).

A DSCR loan will allow appraised value typically after 6 months.   

We don't allow any "deal-making" in the forums, which includes advertising your services or properties, looking for partners, etc.

Investing close to home allows you to gain hands-on experience, learn the ropes, and be more involved in the day-to-day.

.- Many of these HCOL areas also have strict limitations on AirBnB or short-term rentals... that do not apply to owner-occupants - thus allowing for extreme cashflow potential for house-hackers.

This would allow for a longer carry back with up front cash flow.

However, if you sell instead of rebuilding, the IRS may include part of the payout in your taxable gain unless reinvested under the §1033 involuntary conversion rules, which allow you to defer taxes by purchasing a similar property within two years.If the property was your primary residence, you may exclude up to $250K (single) or $500K (married) of gains if you lived there for at least 2 of the last 5 years, likely resulting in no taxes owed.

A reliable lender can fund a loan within days, this opens the door to countless more deals allowing you to get the best possible price. 

However, after you get some experience, you probably want to get a Private Lender since this will allow you to keep the majority of the profits.