$50/sqft for a full interior and functional update, $100/sqft for a full gut down to studs, $150/sqft for newcon .If these numbers make sense I would want to visit the property for a true estimate, where it would be line item work scope development. 

Figure you've got the following functions of the house (assuming you've never bought a house before) decide which functions of the house you're worried about breaking and how soon and accommodate for such things.

I would like to do a combination of both flips and rentals depending on what makes the most sense for the property location and needs.

Combine the basement with the 1st floor unit and remove the kitchen. 

I understand your point but but strong language like that, combined with the overexaggerate of the news and their storms of the century that actually never happened put out a little bit of a unnecessary fear out there , I get it tho , there’s some truth and practicality to it , I must admit the high insurance costs and hurricanes have caused me to rethink the investment location, but I’m not gonna tuck tail and run in fear quite yet because who really knows if this is the new normal, and even if it is people live and invest in Florida coasts  because it’s Paradise for most of the year and they love it and accept the risk . 

Before I rent a place it functions perfectly and they are remodeled with the idea that I'm renting to knuckleheads, so all things are accessible, repairable, common, and not high value.

Once we refi, cash flow for both properties combined will be about $1400.  

Combine those facts and it seems logical families will opt to continue renting in the city longer in lieu of perhaps buying a starter home and they grow out of the apartment style housing units.

Outside of real estate, I enjoy going to wine dinners, charity functions, date nights, piano bars, and nice dinners with my amazing wife.Excited to learn and connect with you all!

By year 10, you’ll have a combination of growing cash flow, appreciation, and equity that could boost your wealth by several hundred thousand dollars.Consistent investing and proper management can lead to solid passive income and long-term wealth.