Especially since it’s really an infinite year loan that’s 100% forgiven upon your death  like a $2.5M gift. 

Assume the property is well located with average appreciation ...Selling some properties of mine and just curious what the average investor buyer is thinking ...Thanks guys I wouldn't personally recommend deliberately buying a property you believe will be negative cash flow.

The only adjustments I made were adding a couple additional rows of data at the very bottom of each page to track what I paid in principal each month, and what my net cash flow after that was.

If you're looking for STRs on the beach, you'll have difficulty finding something that cash flows unless you can get optimal occupancy. 

The land is twenty acre parcel, which if we buy it, plan to hold it long term to develop either residential or commercial with partnership or cash out for retirement.

HOWEVER, I do personally make over $100k/yr cash flow from 16 properties here.

Are you cash flow positive on the rental at the moment with that rate? 

Better yet cash out refi? 

My strategy would also be going for more price appreciation than cash flow. 

My main concern is the limited cash I have available for the down payment and renovation costs.