So that's my sample size of n=3 for you...That said, insurance costs for flood and wind were a key factor in me *not* investing in a couple of properties in Gulf Shores. 

Here are is my advice if yo wanna try outHave a Professional website direct to the point REMEMBER first impression is the last impressionTry to create engaging content and share on your facebook pageUse a Professional profile picture and nice cover imageRun PPE ad and target your the group of people you wanna target, interest, as well as locationLet it run for few days make sure you add your facebook pixels in your website before you run ads that will allow you to track what happening and also add Google analytic to your websiteGet a designer to design nice ad image for you LESS TEXT MORE CREATIVE.Run it for few days and keep tracking the process and after few days start a retargeting ad as well with it so people who visited your website showed some interest and than left retarget them.Above tips were simple and to the point.

IN THE PROFORMA THEY HAVE MANAGEMENT FEES FACTORED IN. 

If below grade you will need to factor excavation costs also. 

The University now requires both Freshmen and Sophomores to live in campus housing (was just Freshmen until last year).Enrollment is down 20% at the university.Town is taxing based on 4+ family "commercial" designation, but Code Enforcement insists the house is only legally a 3-family.

I did not pay, as I thought the free is more than enough.I do have to say that there is probably a 50% flake factor once you set the appointment, and the potential tenant does not show up.

I was considering hiring an engineering firm to design the home to make sure everything is structurally sound.

Expansive clay soil and if the structure was not properly designed and constructed, the result can be complete failure of the structure.

How is your website designed and flow into your loan software?  

Taxes, IRS, other factors may still hold, and truth is, I don't trust the government office to provide full color on title.