If you are unfamiliar with design features in this price point in your coastal area of FL, might I suggest you hire a consultant or designer (make sure the designer is an investor at at minimum, investor experienced as many designers love to pick expensive name brand stuff that you could easily make the same look at half the price).Hattie's list is good and outdoor kitchens are a must in coastal areas like yours and mine.

@Daniel,I highly recommend (if you haven't already) consult with an environmental engineering firm. 

Definitely have your agent consult their broker or manager re this item. 

The flood cert and flood monitoring fees are pretty typical and I don't think they can be negotiated (technically everything is negotiable though right?)

Hi Gabriel,It is a good idea to consult with a few lenders while you are looking for an investment flip.

Another point to consider is a "Plan B" employment - areas like Washington DC, the Carolinas, Atanta, GA, and Florida have tons of contracting or consulting jobs for ex military.  

If you are wanting someone to look over legalities, I would recommend consulting with an attorney.  

My firm actually consulted Granite when they were first starting up.  

Yes, but it could be a side gig, investing actively in RE, buying and selling stuff on EBay/CL, consulting, part-time RE agent, almost anything.

There is no reason they all need to be the same brand.Where I ended up after consulting with lenders is that basically the easiest route to take is to either cancel the deal or oblige the first engineer requirements so that he will sign off.