One of my current male tenants sends me a big beautiful bouquet of flowers every year for Christmas.

That's the beautiful of getting and having your own real estate license.

Beauty of BP. 

Thanks for the reply and the welcome.I am not sure that you are encouraging me to pursue this...or to stay 'on course' with my note business building. while i would be seeking an expert sponsor jv for this kind of property, it would only be if makes sense to go forward. i am a newbee at notes and require a lot of focus to get onboard, this potential deal would consume a great deal of 'mental real estate' which could retard a successful business development.But on the other hand, i am enamored of the beautiful place and the tantalizing opportunity (beachfront CA property + Aging active boomers retirees)... wiser and more seasoned investors could help by weighing in on how they might make this kind of choice, the why and what. right now i am at paralysis of analysis and without my normal feelings of certainty.BTW, although I haven't done the ADA analysis, the B&B catered to the over 60 crowd.

I found a beautiful duplex priced $185.

That is the beauty of 'Buy and Hold'.  

Beautiful!

Add on top of that I'm in California where the weather is beautiful and property prices are super high. 

My wife owns a hair salon in a nice suburb on the "Main Street". 

I use to live in Grand Prairie beautiful place.