Does anyone have any experience with buying and selling in a flood plain?

Keep in mind, such an appraisal may not be able to be used by your lender, but perhaps you can request an appraiser with investment property experience (wherever they may be). 

What's your experience been like investing with DLP capital partners?

Any experiences or thoughts would be appreciated.

Most lenders will vary how aggressive they will get based on the experience of the operator (you), but I don't know any that will lender to someone who's never done a spec build like you're contemplating.

@Johnny McKeonI'm not a CPA but my experience says, yes, you probably can.To avoid confusion it is helpful to separate out the concepts.REPS - Roughly, the requirements are minimum 750 hours active in real estate and those hours must exceed any hours in a non-real estate job.  

Looking to talk to someone who’s had experience adding a bonus room/sunroom in San Diego.

This is going to vary widely depending on the strategy and real estate asset class.

Since you're in Destin, you might want to check with local firms that have experience with STR-heavy communities, as they’ll be familiar with the risks and requirements.

I'm curious to dive deeper into the Santa Fe market and would love to learn from those with local experience.