I’m interested in swinging by

I'm located on the east coast in the expensive NYC area. 30% swing seems like a lot but it will swing back 30+ 10-15%.

Its great all year round with golf, hiking, white water, camping and fishing in the summer.

In my area we have golf courses and hiking within a short drive, 5-40 minutes that draws in tons of people from early May-September.

Here is the first result from Google for "20 unit apartment building plans" https://www.togal.ai/blog/20-unit-apartment-building-plansAny plan you pull off the internet will still need, likely, thousands of dollars of architectural work to meet your local building code.Beyond the plans, which don't outline any finishes, you can swing a budget 50%+ if you went high end finishes versus low end.  

That's where you'll make your serious money, not on piddly cashflow.Here's what I'd do: look for 2-4 units with low rents/run down, in the best hoods you can swing.

We branched out of California over a decade ago looking for safety from California's crazy up and down swings and also higher yield - and I found, like you, that some places/states seemed to have much much higher cap rates (higher cash flow) than others.A decade later apartments have become really hot investments (ie everybody wants one) and prices are at historic highs everywhere.

I never would have been happy wasting my retirement on the golf course.

You haven't seen a seller's market yet, but when the pendulum swings back, many discount brokers will disappear.

The payments would be tight, but I think I could swing it.3.)