But as far as investing, i feel there's really no bad place up and down the Grand Strand.

My recommendation was from 2 yrs ago and since then I only use Stewart Title or Land now unless I don't have a choice.

But thinking "hey I set this appointment and it's worth going on even if she says no" and "well 30 grand off shouldn't offend her too bad." 

In my experience, investing out of state in a single family or small multifamily is fraught with risk:1) You won't be an expert in the area (unless you've lived there)2) You have serious tenant risk (1 bad tenant can ruin years of returns)3) Good quality, small asset property managers are tough to come by

I can only imagine how bad it can be with 10-15 flips a year.

I was going for cashflow thus made choice in multi's.

I have had a lot of people tell me to stay away from conversions as they have bad vacancy rates, do not rent as well as traditional duplexes and are a lot more work than traditional duplexes/triplexes ect.... 

Under the table can get bad. 

Every landlord should make it a policy to not only evict bad tenants but also follow through with small claims. 

The good:  new electrical panel, new roof, new windows.The bad: everything else.