Sanded grout tends to catch dirt and doesnt clean easily.

Short term rentals should perform better than mid term and long term rentals.Consider exchanging into 2 duplexes,4-5 beds,4 baths in each unit costing around $550k for each duplex.( $200k down on each) If used for STVR, in the right southern coastal location or outskirts of Nashville, you should be able to earn at least 20% ROI,ConC return. 

You mention your goal is to retire, and find cash flowing properties in coastal Oregon. 

It's harder at the moment... but when rates weren't sky high it really wasn't that difficult.Everyone has a different 'line in the sand' about what a good deal is.  

Are any of the towns higher Insurance rated (due to lesser fire protection normally)You may also want them to give you some idea of the flood zone areas for various coastal towns.  

Dirt ( sand lol ) is not uncommon down here for roads in the more country / acreage type settings.  

I believe San Diego housing market is positive for long-term appreciation; however, how should I expect this potential underground train to affect value, resale, and in general, desirability for homes nearby (this is generally a sought-after coastal community with limited supply)?

Those that despise turnkey will fail to listen in the differences of a Turnkey company selling on #'s and Turnkey outfits that are well organized, in house crews that work for cheap instead of outsourcing to Contractors who will mark up jobs on average 40%,  have excellent management and have a unique philosophy that does not include setting up properties for failure through sub part rehabs.  

Not every one has huge cash reserves and im sure there was a time when he was starting out that he couldn't do what hes doing now. but he seems to have forgotten that people have to start somewhere and were not all making 6 figures at our W2's and we don't already have a portfolio to support us while we wait out the market.

I was just there last April for a week....you really can't tell someone about the sand on that beach.