What other major expenses should I be factoring in? 

Please click on the links, give them a read, and share your thoughts in the comments.First is a post that I feel will help not get overwhelmed with the amount of info that is here on BP:https://www.biggerpockets.com/blogs/5868/52761-the-simple-guide-to-getting-started-on-bp The second is a post that will help get you focused with your real estate investing goals:https://www.biggerpockets.com/blogs/5868/52743-im-new-to-bp-any-advice-would-be-appriciatedThe last one is a post that will help you choose an “investor friendly” real estate agent.

I usually find appliances a couple of years old for dirt cheep, far less expensive than repairing major parts.

So, if you did 50/50, you would split the monthly profits (cash flow after operating expenses and debt service) and the proceeds at sale. 

There are now private market flood alternatives (not part of NFIP) that may or may not be better or less expensive. 

What I'm seeing with interest rates and taxes going up, are most places don't do more than just cover their operating expenses.

If you're able to get into a multifamily and reduce your monthly expenses you'd be able to pick back up where you left off, have an investment property, and possibly more monthly cash flow.  

What I'm seeing with interest rates and taxes going up, are most places don't do more than just cover their operating expenses.

That means more income without the acquisition expense. 

I said miiiiiiight because I have a feeling a lot of people in this area don't understand how much more expensive it got to live here because of "tax cuts".