Why is that the arbitrary line in the sand?

As a general guideline, anything directly off Gulf Blvd is zoned hotel/nightly and most of the time to the west of gulf on the sand (but always check this is just a general guideline).  

And dude, if I was a betting man I would bet you have a P100 Ludacris  :)  me I am cheap I have basic model S and one step up X for the wife..

Actual wood frames and faces can also be easily sanded and painted to keep up with new styles through the years.

Not only do you don't want a sick animal puking and poop/peeing around the property but a responsible pet person takes excellent care of their pet(s) and can easily prove it. 

They want my NOI to be 1.25x my mortgage, but 1.75 is my minimum criteria just to be safe.Checked out rental market trends in my market... biggest year over year decrease was in the early 2000's and that was 10% in a year.

@Jeff S. and @John Roberts  Too funny, Jeff!

Mobility is a lot higher and we see people relocate from the coastal markets and work remotely.

I haven never been to coastal Texas.  

Personally, all other things are fairly straight forward, but drywall is such an art to do well, and so messy when done like me: overmud, sand it all off, overmud again, sand it all off...