At neighborhood events, they tell jokes like "what is 3 dead attorneys at the bottom of the ocean?"

This is an option: https://www.lowes.com/pd/TexMaster-Tools-Sponged-R...Though I don't highly recommend it as the texture it puts out is very thin and you have to dilute compound dramatically to get the brush to even take the compound. https://www.lowes.com/pd/Blue-Hawk-Textured-Finish...This on the other hand has provided a TREMENDOUS result and works phenomenally with dilution or straight compound.

On the other hand, if you have conditions like CA, where there are no more empty lots, you are "boxed in" on multiple sides by ocean, mountain, river, etc., and/or building regulations are insanely strict so that even if you wanted to build and could find the land the government won't let you or will put up as many roadblocks as possible ... these are the type of conditions that produce persistently limited supply ... couple that with persistently high demand from good weather, good jobs, etc. and prices and rents can and do skyrocket over extended (multi-decade) duration.

They tried to charge me a resort fee for a condo which was not at a resort, was 5 miles from the ocean, and did not even have air conditioning.

C areas are maybe blue collar, hard working but some blight.  

People there are mostly blue collar workers with a mix between Homeowners and renters.

Hey everyone,My business partner and I are considering a bandit sign campaign to generate some leads in the Ocean/Monmouth county section of New Jersey.

@Jerry Condra  Myself and a local hard money lender will be hosting our monthly meetup this evening at Joe Blue's @ 6pm.  

There is also a portion of land (blue shading) that I think would be ideal for a commercial apartment complex, but before this can happen I think the mill, which is an eye sore, needs to be taken care of, or does it?

You have a blue chip asset, locked in low prop 13 prop taxes, I assume a great interest rate that's fixed, you get to depreciate the asset and have other write offs, pay down the principal, plus you'll cash flow- even more if you rent out the cottage.