Hawaii Coastal Properties and Red Tape

[SD Young]

Hi there, I'm a newbie architect in Hawaii trying to break free of a 60+ hour work week to start developing my own properties. I'm also new to BP. 

I know it's easier to get started in real estate on the mainland, but that doesn't interest me. Hawaii is overpriced, has huge homelessness problems, and the inventory of quality housing is minimal. Still, I'd love to do be able to do something here that is beautiful and lucrative. I'd rather not continue paying thousands of dollars each month in rent either. 

Anybody experienced doing deals here? 

The latest wall I've discovered is the SMA permit process. I'm guessing places like coastal California have similar constraints. I'm looking at some properties close to the water that would have huge potential, but they're part of a "Special Management Area" that require an Environmental Impact Statement or even a full blown Assessment, before the board even considers approving a building permit. These are run down single family homes. But they all have to go through the SMA process, which can torpedo development plans, even the small projects I want to get off the ground. 

Thanks for your thoughts. 

[Duc Ong]

@SD Young One possibility to start is to do a renovation, instead of a new build. Another is to get a large lot that can support an ADU, and design/build the ADU.