I'm better off buying more of a P.O.S. and hiring professionals to rehab it for me in a BRRRR style

The HOA/by laws will be your first insight into how restrictive these resort style communities are to keep up with the feel and look of the community. 

I've been searching with no real luck.I have a half duplex townhouse style unit.

I also used Floor and Decor which is very affordable.

Luxury Plank Vinyl is a durable, long lasting product that works well in most spaces and with most design styles.

Santa Marta has nice beaches but that has already been built up almost Rio Style.

White shaker, oak shaker, or a light gray shaker style is fairly classic and timeless.

Just not the flavor of investing that fits my style!  

The graduate school is less than 10 years old and still adding programs, and while dozens of people have begun converting old of homes/office spaces to rental units to capitalize on this obvious opportunity, it remains an investors paradise.The situation:The house is a ~1400 sq ft brick ranch style home on a good plot of land that we recently had surveyed and parceled into two individual lots.

I think it will be unlikely to find a commercial-style loan for a multi-family property at anything less than 20% down...they will likely be 25% or more at this point.