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

I suggest you find other sources of income or partner on deals to grow your real estate portfolio.  

I can kick it to our retail real estate side of the house.

Quote from @Stuart Udis: @Danielle B What data are you relying on that suggests Section 8 leased properties provide for better returns than other investment strategies?

You have lots of income suggestions, work on them and remember it isn't forever.

Withoutknowing the details I can not suggest which would be right to add on.Several you should pay attention to are:- Ordinance & Law: Provides additional building coverage to deal with rebuilding costIncreases due to changes in Zoning or Building laws- Personal Injury Liability: Libel, defamation of character, wrongful imprisonment, etc.

I would suggest starting with reading the IRC book all the way through multiple times.

Any insight or suggestions you could share on looking for a property?

Narrowing down the options will probably come down to comps and city/neighborhood specifics; things like permits.Any good suggestions for finding out how long permits are taking in certain areas?

They do not offer every bank or lender out there or the lenders would never get a lead.When I say FDIC what I mean is "Fully Delegated" and not just Full Eagle where FDIC Mortgage banks have better rates (which they do) because  retail it's or wholesale and not selling the loan to meet a branch bucket or Loan officer compensation plan.