The outlying areas tend to offer newer, more affordable options while others enjoy the muti-family in the core.

I have decided not to take it on my single family homes because there is a good chance that somewhere down the road I will sell them to afford a much bigger project and at that time I will want to maximize the dollars in.  

They have a strong student rental market, affordable prices, and I assume will be within driving distance of where you live.

If it cash flows, you can afford to keep it forever.The people that eventually get killed are those that speculate that appreciation will bail them out. 

In other words, is there a pool of tenants on beachside that can actually afford the much higher priced units that are newly renovated?

So I want the kitchen to look good, but something durable, tenant proof and affordable is what I'm after. 

That said I am also looking to invest in MIL, but only in mid size 5-12 unit MFRs where I can afford them

Are you sitting on the couch watching Netflix and can afford a pm?

Dividing it up that way maps it closer to max of 1-2 week stay per year per owner (for average typical timeshare convention) and makes the ownership cost more affordable than it is now at 1/8 share, especially the more pricier listings for the multimillion dollar homes.

And I doubt they could afford to buy.