I currently migrate between our capital, Victoria, and a small coastal town called Tofino.

You can't go wrong with the panhandle of Florida since our white sand beaches and emerald waters rivals many places that are 2-4 times more expensive. 

Companies are relocating to Texas from higher cost coastal regions (east/west) reducing their labor costs and the state is very favorable from a business environment as well.  

if your good at sanding and have some time to kill, you might be able to fill it with wood putty and sand it down.

I am in my early 30's and looking to diversify my portfolio by getting into real estate.

We deal with this from time to time as a PMC and I hate it.At some point you need to draw a line in the sand and explain to them its not the Waldorf Astoria they're staying in.

But I haven't done this since the 90's and much has changed regarding financing, at least conventionally it appears.I would really appreciate any suggestions from experienced RE investors, regarding how I can leverage property equity based on generated rental income. 

Depending on the mortgage type, it's possible to be approved for a mortgage with a DTI in the high-40's (and sometimes even higher).I'll send you a message...happy to help discuss your situation in a bit more details if you'd like.

My goals are to improve coastal communities through real estate investment and to secure future wealth for my family.

Some areas charge s and some don't?