But only sell with seller financing if you can't sell it any other way or you are getting a large premium, and even then you should structure it as a lease with an option to purchase (i.e. deed stays in your name until closing).

Then add ALL costs related to holding the property (utility costs, insurance premiums, property taxes, loan payments, etc.).Concessions: Concessions are what you give back to the buyer at closing.

You typically can get a premium for the property and the high end on rents. 

This language should be removed from your governing documents because Association deductibles are high and several claims can put the Association at risk for cancellation, non-renewal and high premiums.

North Shore area has some vacation rental homes, but you will pay a premium for beachfront/ close to beachfront property.  

@Shari Peterson is that correct about your risk premium/evaluation as one type of hard money lender?

Moral of the story is don't pay premium I've heard you want to buy at around 70% of value, get good comps from a reputable realtor to help determine the current value, and you dont want the niceat house in the neighborhood.

.- The insurance will be more reluctant to give coverage, even if they do, the insurance will be higher premium.- You have to be careful who you put in your property, if you got people that is doing bad stuff (selling drugs, etc) you can get your property held up by the authority for investigation (just what happened to my neighbor a couple of weeks ago and the property is in B area).- Yes, you can get a property management that will not charge for filling vacancies (even though it will be hard), be careful that they will not just put any tenant just to fill in the gaps.

Does anyone have any experience estimating flood insurance premiums?

The buyers premium seems high and  eats into your profit margin.