I thought a solution would be to get a POA before getting into another deal, but I am told that the POA won't be accepted unless it has a specific property address that we are purchasing. 

Unfortunately the home appraised for $15k less than the owner wanted, we wouldn’t over pay, he wouldn’t accept the appraised value so we had to move.

For example when a tenant is behind in rent and I don't think it's not going to work out, I give them 2-3 options that I am willing to accept and have them pick one.  

Its a very competitive market up there and I have been striking out, actually I'm 0 for 3 on over-asking price offers that aren't accepted. 2 of my offers even has escalation clauses, but it didn't help.

If you disclosed that financing was FHA on your purchase agreement, then the seller probably shouldn’t have accepted it.  

Only applications completed in full should be accepted.

If you're open to rehabbing in D+ neighborhoods that will see significant growth in about 5 years, then you can get a duplex for about $50k, if you can get your offer accepted quick enough.

There are lots of online platforms for vetting tenants, keeping records, accepting payments, etc.

Then I'd search for units that have been leased a while, call the owner/LL, and explain why it's 'safe' to lease to me.But please, as an owner of multifamily, stop asking "do you accept corporate leases" as a round-about code for "Can I do STR in your property?"

Hi David,If it were mine, I'd call a local Sherwin-Williams store (as close to the beach as possible) and ask them what they think.Ask them if different brands of their paint perform differently in your environment/climate.Then ask them if that's just a guess or if they have a lot of customers in the time range.Keep in mind this will be for decent paint, not cheapy off brand stuff.Also, being a little more specific with the store people might help, because in some beach neighborhoods it's acceptable to let the homes go to very chalky and even peeling before painting, and in some they need to look new all the time or you will be odd man out with the dumpy house.If you are in a some sort of "Community" with a board, or rules, they might dictate how often you must repaint.Good Luck!