My core investing philosophy is pretty simple, and has done very well across almost two decades and numerous cities:1) Invest in cities with population (and job) growth2) Invest in parts of the city where household income is near the median (or slightly below)3) Invest in properties that provide cash flow from day 1 Thank you for sharing that. 

I have 3 long term rentals, but this is my first time with commercial property. 

I assume you got a better interest rate, and I know you are saving a boatload of interest. 3) imagine year 11-30 where you are cash flowing thousands with paid off properties instead of hundreds because of these lean 10 years. 4) hopefully you can raise rents at least $100 each every year and in 2 years your cash flow neutral even with preferred short term mortgage. 

What is your finance mechanism and terms?  

Purchase price: $785,000 Cash invested: $156,000 Short term vacation rental in Panama City Beach.

I recently analyzed an asset of vacation cabins - where the seller would earn 23% ROI over a 5 year term.   

Might be a diamond on the rough if you can fix it up and then long-term rent.

It'll be confusing in the short term, I think people assume it's inflationary.

You can force appreciation by rehabbing and such - so that might be a shorter term way to go?  

Check out the Short-term and Vacation Rentals forum.