I don't have the data (although this is something @Dave Meyer will hopefully look into) but I don't think new construction will appreciate as fast or as well as other properties.

Well, fortunately they didn't listen to me, sold at a fat profit and bought a house in Boca Raton. 

The seller should have known the electricity was illegal and about the gas issue.  

At this point, this tenant sounds like they're all bark with very little bite - I'd just keep documenting everything in writing (as it sounds like you've been doing) and sending everything to them via email as a backup as well, and only involve the lawyers if the need actually arises (e.g. if they file a rent escrow action; if you need to start eviction process for non-/partial payment; if you get them to agree to a mutual lease termination; etc).If you do end up going with the carpet replacement option, I would also recommend going one step further: in addition to replacing the carpet and the padding underneath, also take that opportunity to put down a coat or two of heavy duty Killz on the subfloor before the new carpet gets installed. 

This as well - what do you mean on "obviously can't DSCR it" - to the contrary, DSCR Loans have become the main option for BRRRR Refinances ever since the GSEs upped the seasoning requirements for cash-out refis last April

My agent is showing the ropes on the math from purchase price to the ARV and the difference of the cost in between and also I have a friend who’s a millionaire who does fix and flips mentoring me the way as well.

You might as well search around for a decent company as odds are you’ll need an ac guy again for a rental or your own home.

Would love to connect with someone familiar with the area to learn about the market as well as costs of renting beach properties. 

I do not know to say whether the 3 bed + den v 4 bed makes a difference but hard for me to believe it does not, unless it is commonly known that families can use dens as bedrooms? 

Holiday weekends in my area brings in many tourists as well and often times I can connect with those potential buyers when pairing the new listing with an open house.~ Lindsey