We vacation there regularly:  Dauphin Island - 2017, Orange Beach - 2022, Gulf Shores - 2023, Fort Morgan - upcoming 2024.My guess is that Dauphin Island doesn't see the same appreciation as Gulf Shores, Orange Beach, and places eastward. 

What are my realistic options for a buyer backing out of a contract a day before closing?

The same loan Officer might be able to set up both at the same time. 

I have sold a bit over 50 million of the northside 2-4 units so seen lots of day 1 analysis vs long term, they tend to not look great on paper in year 1 but rents ramp up each year and they run under 3% vacancy here so actually bring high returns over the long run.

My township has changed the ordinance to 30 day MINIMUM for rentals.

Even worse, they may have bought at a significantly lower price to the point where you'd be negative cash flowing if you made the same gross revenue.When you do find people that are able to help, you've gotta ask for actual numbers that you can underwrite with.

One day he wrote an email about the mold and dust and claimed the taped up areas had come loose and the plastic was deteriorating.

I love teaching but with coaching after school my days are 12-14 hours long.

The next day, next week, next month?

And then there's the issue of delivery and acceptance.A simple document, with lots of potential for twists in title.