It would be a no go for you in most areas of Dallas.https://www.dallasnews.com/news/politics/2023/06/14/dallas-w...They banned STRs in single family neighborhoods.

Just kind of a "no big deal, I'll let you out of the lease as long as you pay until the end of the month that you leave" type of message.

Sellers sometimes have a nightmare experience with a shakey buyer - we come in with a no-contingecy offer and that's attractive to a seller, who has been burnt before and just wants it to be over with.

He even got me to sign a no recorse and have my house and shop as collateral...

Otherwise, its a no go given the large repair (were not talking about small light switches here). 

You typically only need to put down 5% on a 2-4 unit which in my opinion is a no brainer! 

Im mean, kinda of a no brainer-- if you have a 'team' as you mention.  

In the bad old days of double digit mortgage rates an acquaintance of mine used to pay full price for property mortgage free and have the owner carry back 95% in a no interest 5 year fully amortized loan.  

Would a no less than 6 mth rental across from the beach be a good investment? 

It would be a no brainer buy for any buyer.