When you go and sell it later down the road (not as a primary), you are going to get absolutely creamed on taxes. yes, you can still 1031 and defer taxes, but it's just a deferral.

End of the day its tourist based.. if I was doing food cart I would go for the Snow cones  the guy who has one the one in Kihei kills it.. so do some of the Ice cream vendors. 

I am hoping you can share how to sell so many homes in the same calendar year without getting creamed at tax time? 

It has a new roof, new heating, new air, water softner, security cameras, networking, and ip phone system, on top of granite counter tops, and a ice cream bar with about 5 to 10k worth of custom cabinets wood shelves for medicine display.

The cream does rise to the top.

I'd paint everything white or cream. 

I’m liking a very faint yellowish off white lately (cream or creamy from sherwin Williams).

Now that prices are way up here I am selling off half my units over the next year and am keeping the cream of the crop. 

White, grey, or cream.

The home looks like an empty carton of vanilla ice cream.