My goal was to use the brrrr method but due to my travels I was finding this nearly impossible as I wanted to do some of the rehab myself, also managing contractors while on the road is not ideal in any case let alone during a first investment.I ended up going with a town home that needed very little work but one that could still give me the cash flow I needed and one that I could see myself moving into just in case thing went awry lol.

Being OOS isn’t the ideal, and I would caution you to try the burbs first.

What’s a ideal business tenant look like ?

With the third space rented (ideal for a doctor/medical professional due to proximity to Holy Cross Hospital), this property has a potential for $8,800 - $9,000+ in monthly revenue.Situation - Because there are no recent comps nearby for a property in this unique category I have been unsuccessful in determining a solid ARV to allow me to work backwards.

The ideal amount of time for an inspection period is 15 days, or longer if you can get it.

All-in yield on cost (NOI/all-In cost) should be at least 100, ideally 200 basis points over market cap rate to have a decent deal.

It's not ideal, but every portfolio has some paper losses to cover the winners.

Ideally, someone who has a portfolio of their own.  

The thing I'm concerned with is that the location might not be ideal for those going to the beach as I would assume most ppl would want to stay somewhere without having to drive to the beach.  

If you can't see that, or want to try to just paint them all with a broad stroke of being lucky (and some of them were, no doubt) then I can't really help you out by sitting down and showing you examples as you are literally surrounded by them.Many ways to make returns in RE, cash flow being only one of them ... and no I'm not saying anyone should ignore that one, just consider it along with the others, over the entire lifetime of the investment ... this is sound practice in any market IMO.