Seems like when Hawaii opened back up there was a huge temporary surge in demand which helped drive prices way up, and prices have stayed up even as demand has normalized.I keep pretty close tabs on prices in Lahaina as we love it there and anecdotally it seems like prices have started coming down there a bit. 

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

While the deal does not hinge on the ground-up phase, it could provide a significant upside.After consulting with the City Zoning Department and reviewing the dimensional regulations of the neighborhood district, it appears that my plan is feasible.

And I provide Rent to own homes for people with less -than perfect credit 

NACA was formed in 1988 and provides an affordable option for potential first-time buyers:✅ No down payment✅ No closing costs or fees✅ No mortgage insurance✅ No consideration of credit score✅ Below market fixed interest rateThere are several requirements to be eligible, starting with attending one of their workshops.https://www.naca.com

For Deposits, unless the program will also provide the Deposits (some do, some don't) they must have the appropriate funds.

If you purchased that last year, you are going to be negative more than the $2k/month you estimate when accounting for all expenditures using the numbers you provided.  

Intellirent does provide the full credit report.

I’m taking a big (but temporary) pay cut in my move to SC (please withhold your judgment - it was a very carefully made decision).

We ended up having to pay the tenant to leave, we felt bad for his family and wanted to provide them with deposit and last months rent money since the winning bidder was illegally holding on to both of these and wouldn’t refund the tenant.