I have a few thoughts:-Homes just off the water (in walking distance) almost always have better ROI due to lower purchase price.

That is how the founder envisioned it and puts the lowest amount of risk on you and your capital.If you understand the concept of using CDs and collateralizing them for low risk investments why would you not do the same thing (but far better) by leveraging whole life cash value that locks in a rate and earns dividends (highly likely) for life without all the risk of involving the banks....and getting all the other benefits whole life insurance provides, to boot?

Given the circumstances, I was hoping to discuss the details off line.

I got this project off market from a connection of mine (I'm a realtor/investor).

I HAVE considered STRs as well as Med-Term rentals (travelling pros) and am not opposed to them, but it's an area of real estate I know far less about. 

First off I use the BRRRR strategy and have done very well with it.

We're on the planning stage, so far I was able to gather or create most of the documentation by myself. 

All expenses for that rental unit are now write offs when you file your taxes.

In my local area, credit unions by far.  

Some states have source of income protections that would not allow you to decline an applicant solely based off of their participation in section 8.