I own one. That's the pitch.
I operate a short-term rental on the Grand Strand — Serenity By The Sea — which means when I underwrite your deal, the occupancy assumptions, expense stack, and insurance quotes come from an operator's books, not a listing agent's optimism. The Strand sells gross revenue. You'll live on net.
Every candidate property gets the same underwriting I use on my own money — calendar-based revenue, honest expenses, stress tested.
Building and zone beat location and view.
STR rules by municipality
Myrtle Beach proper, North Myrtle, Surfside, and unincorporated Horry County each treat short-term rentals differently. Zone selection is the first underwriting input, not a detail.
Condos are building bets
Financing eligibility, HOA reserves, rental policies, and pending assessments vary building by building — and move net yield more than the purchase price does. I screen these first.
Survive the bad summer
Base case on comparable properties' real performance, stress case on a 20% June miss. Good deals cash-flow in the base and survive the stress. Marginal ones reveal themselves fast.
Send me the listing. I'll send you the truth.
Already eyeing a property? I'll run it through the same framework I use on my own money. Starting from zero? Tell me the budget and the goal — cash flow, hybrid use, or 1031 landing spot — and I'll bring candidates that pencil.