After 2 months, the plywood began to crack and turn black, although I ordered it specially water-resistant.

It seems like the warmer weather in the Cape Coral to Clearwater area would be more attractive to year round but I'm sure there's more to it than that.

These two markets are very interesting to me becuase of this cycle. 2011 is 1996 and the demographics of 01/01/2014 of the north side of Atlanta will look much like the demographics of orange county, CA of 01/01/1999.The north side of Atlanta is the new Orange County.Irvine - Johns CreekAlpharetta - TustinMilton - Coto de CazaSuwanee - Foot Hill RanchIn 1990, Irvine ethnic demographics looked like this:white 68.8%, black 1.8%, Asian, 22.1%, hispanic 6.8% - 1990white 61.1% black 1.4% Asian 29.8%, hispanic 7.4% - 2000In 2010, Johns Creek's ethnic demographics looks like this:white 63.45% black 8.8% Asian 23.36%, hispanic: 5%In 2013, 30% of Johns Creek is now made up of Asian householdsJohns Creek's Asian population grew from 13% to 23% within 3 years period of time.All of Johns Creek High Schools are among the best of Georgia:Northview, JC High, and ChattahoocheeAll of Irvine High Schools are among the best of California:Uni high, Northwood, Woodbridge, and Irvine High

It’s often the town buyers look to for less expensive homes compared to Punta Gorda or Cape Coral/Fort Myers.

A market downturn could wipe these people out as it did during the last recession.This answer isn't as black and white as you make it seem - paying interest isn't always the answer. 

Looking at doing something similar on the Cape. 

There are no “black and white” guidelines on what constitutes “sophisticated”.As an operator who almost exclusively does 506b deals, I try to assess the investor’s overall financial situation. 

You can find a duplex for under $280K in many cities against just depends on what side of the Coast you prefer.I prefer Gulf Side which is a great location all the way up to Citrus County, Crystal River and down past Lee County Cape Coral/Fort Meyers.

Although it could make more sense to do a JV or partnership.There is no black and white answer to who a sophisticated investor is.

I am closing on my first house hack in the Black Rock neighborhood and looking to connect with any like minded individuals out there .