In my area cap rates are getting better because there is less competition, lower prices and rents are still the same/rising. 

Hi Kevin,Great question... finding the right property management (PM) company can make or break your investment strategy, especially in Orange County (OC), where the market is both competitive and unique.

I am not opposed to the idea but definitely need to get more educated on the details such as where exactly, is it too crowded of a space, how to be competitive, maintenance requirements for a beach rental, etc.

Getting it under market value would be a bonus.So, would using an FHA 203k renovation loan, which would allow me to buy something unqualified for a standard mortgage, which would weed out a lot of competition and push the price lower.

It's super competitive still.

Other forces including skyrocketing insurance premiums, inflationary pressure on expenses and tough competition in the Class A space work against efforts to improve NOI. 

This is NOT Business Credit.By establishing a separate corporate credit profile on the EIN Number (separate from the business owner's SSN/FICO), investors can access substantial business credit lines, capital for property acquisitions, and renovation funds without personally guaranteeing the debt.This approach creates a powerful financial firewall between personal and business assets while potentially generating a significantly larger (ROI) through reduced interest rates, increased borrowing capacity, and the ability to scale investments more rapidly.The education gap surrounding EIN corporate credit means savvy investors who understand and implement this strategy can gain a significant competitive advantage.

EXAMPLE: a local HC has a single comcast email address for their entire office - mysteriously, they seem to be always losing emails and asking us to resend multiple times.The good news is they finally increased their max rental amounts a few years ago, so they are now more competitive. 

Nobody owes the affordability being a right, and globally markets perform at a much wider ratio for median income:household, however, America is very local and industry specific.

Additionally, I verified that the parcels are buildable and analyzed competitive market prices, which suggest high profit margins.