I've worked for builders who were the first boots on the ground in a new development, but I've never worked on the development side of the business.FWIW, I'm not looking to bid the job based on rules of thumb; I'm looking for 50,000-foot numbers for use in an elevator pitch - the purpose of which is to get invited back to go into greater detail.

For finding places with low HOA look at low rise buildings (no elevators) and 2 story townhouses that aren't new construction like townhouses built in the 90's or early 2000's. 

I also reached out to Proper Insurance, but they informed me that they can't offer their standard policy due to the elevated fire risk at my property.

Otherwise, you have to tear it all down and build a new home to current codes and elevations. 

Those areas were hit pretty hard during Sandy, and homes have to be elevated pretty high. 

Therefore, the minimum elevation need to be above the flood plain.

Pressure on rent's has long been here, we had a first inflation surge, now we have basis pressure pressing ALL landlords, including those hold-out's, to elevate which moves the basis up-up-up, relieving downward pressures which, gives more room for upward pressures to be realized/relieved. 

You should see March full, at least on the weekends.I'm hesitant to offer much of my "secret sauce" that would significantly elevate your game, as it would create competition for my clients, which have to come first.

I still stay away from flood zones for the most part (depending on elevation).

I expect to retire in the Charleston area, but that's a ways off, as I am only 56- I'll rent or sell the IOP / Wild Dunes villa and get a home with an elevator so I can 'age in place', lol.