I look for 10% COC returns as you can see in the model and per my analysis, you would reach that by lowering your offer.AssumptionsDownpayment: 20%Closing Cost: 6%Amortization: 25 yrsInt Rate: 5.3%Occupancy: 90%Purchase price: $240kPurchase Price: $160k* I hope this helps and makes sense.

For example, is it smarter to buy a higher priced condo on the beach, or a lower price condo a few blocks away from the beach?

Profit margins, after paying lot rent, is slim but possible in the lower quality communities assuming lot rent is low.

Is there a difference of $2000 or more in terms of chase and BOFA charging the lower closing costs than Wells Fargo ?

A good time to purchase a foreclosure is during the pre-foreclusure phase since the competition may be lower around this time and the purchase price you negotiate may also be lower than when it goes public.

Artificially low interest rates and lower prices incentivized investment through healthy appreciation.

The barrier to entry there is way lower than Fort Lauderdale / Miami and deals seem to be more abundant from the research I have done.  

It seems unlikely I'd find a deal on a property that's significantly lower than the market average.

If you wait a year you’ll be in the lower capital gains tax bracket.

Ya actually that is one of the lower ones around here ive seen too.