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

This will hopefully allow you to leapfrog your way to success!

Regulations in Nashville allow owner occupied STRs if you are truly an owner occupant.

There are also 'mezz' lenders (typically for larger transactions) who will cover up to 90% CLTV and require you to bring the remaining equity to the deal, and additionally there is Gap Funding in the form of unsecured personal debt.The latter can potentially be the most expensive option, but allows for true 100% financing as there are no restrictions for how to use these funds, as they are unsecured, and generally obtained through personal credit, income etc (since there is no collateral for obtaining these funds).

I am in a large syndication group too where GPs are not even allowed.

Maybe that allows you to afford more rentals in the future too. 

DSCR loans are a great option for investors looking to scale their portfolio as they are property specific and allow you to close in an LLC

However, there is no way to do so without risk.The Internal Revenue Services issues three (3) Private Letter Rulings (PLRs) that allowed the taxpayers to do just this.

It might not be the greatest return ever, but it would allow for some revenue to come in when it is vacant.Thanks for your input!

Having a "master" accounting software allows you to blend all property-specific info with general business info to see your full financial picture.