I am glad to see that Josh is now cleaning up shop.

Just pray you aren't holding the wrong bag on the inevitable day when the market drops. 

Of course we all want the best of both worlds; that is a hidden gem on a secluded/private beach, but close enough to a town to find good eats, drinks, and shopping.

Since the property is vacant though you don't want to waste too much time gathering quotes and shopping around for 2 weeks, because that's just 2 weeks more of lost rent. 

The day it closes, pack your bag and if she wants she can pick up the work from there and negotiate with your or her contractor.

I have a substantially sized shop for a backyard and have turned a room in it into my living quarters.  

Did you setup a website for the property with photos, video walk-through, financial information, information about the area (demographics, highways, public transportation, schools, shopping)?

We can talk REI at the Local Fix coffee shop.  

The "good" PM's will always eventually find out it's not profitable and either close up shop or relocate to profitable areas.I'd be happy to go round and round with anybody that disagrees :-).  

I’ve got 3 refinances coming up (one closing Friday) by June which should free up plenty enough to go shopping with.