No state taxes, high appreciation, Economic and Job growth, Population growth, etc. 

Dealing with the City for permitting.

Hey @Nevin Wilkie. have you looked on the city or county's tax records to find the mailing address for the owner when it's different than the address of the property you want to buy?

Purchase price: $785,000 Cash invested: $156,000 Short term vacation rental in Panama City Beach.

This allows participating in the $1.1 M equity with a ROI of 100% and on going 25% annually with the historical appreciation over 30 years of 8% a year. ( Zillow stated a 10.4 % in the last 30 days $251,361 ).

Many states offer 100% financing for first responders to buy primary homes and you can basically pull cash out of a primary home to buy investment properties. 

I had found some regulations about VA guidelines and it speaks about recent separations and states that anyone who has recently seperated and doesn't have the needed 2 years job security can still be processed but underwrites will use their best judgement and will have flexibility.

I've lived here my whole life and have really seen a dramatic change in this amazing city. 

I've had a couple OOS investors ask about ADU potential in our market... not sure what hurdles there might be with the city (permitting, zoning, or otherwise).

Fees should be clearly stated in writing, easy to understand, and justifiable.