Gulf Coast Home Experts Investment Guide

Gulf Coast Home Experts is your one stop shop for real estate needs. From the beginning of the process in finding a home, for yourself or as an investment property, to assisting in updates and renovations, and providing support with management of short and long term rentals. We are here to support you on your investment journey!

Whether you're a first time investor or a seasoned professional, Gulf Coast Home Experts is here to provide you with support and assistance in all of your real estate needs. 

Follow our blog to gain insight into the steps we take on various projects that are underway, which provide our investors with an additional stream of income. 

Jan. 25, 2022

Project Kipling is Underway!

Big things are on the horizon for the income property on Kipling Street! This property initially had a duplex; which holds a 3 bed, 2 bath and a 2 bed 1 bath, and a two car garage. With the knowledge and expertise of "Doc" Cindy Tant, the property has so many possibilities! 

First on the list is to convert the two car garage into a 1 bedroom, 1 bathroom long term rental unit - which increases rental income substantially.

Keep an eye out and follow our progress to see the upgrades and updates to Project Kipling!


Jan. 12, 2022

Spring Street Spotlight: Meet Project Manager Rick Corwin

Meet project manager here at Spring Street, Rick Corwin. An all-around handy-man, Rick has been the overseer of all things construction and maintenance in order to get Spring Street ready for its guests.

So far, Rick and co. have been rewiring the house from the main panel to each apartment, all of which have its own separate panel. New water heaters were also installed in each unit. Rick, with the help of electrician Chuck, replaced the wiring which brought the electrical side up to code standards - as they had probably not been updated in decades. They rewired and replaced the ceiling fans on the wrap around porch - a definite must-have for the warm summers here in Florida.

Rick is currently working on replacing the gas stoves with electric stoves to provide efficiency for guests. While issues have risen, like having to replace the sink in one unit because of water damage from an unknown leak, Rick is fearless and hard at work trying to resolve issues in a timely and cost efficient manner.

Jan. 6, 2022

It's All About The Details

The Spring Street home has a certain historical charm. From the hardwood floors to the framing around the doors - Spring Street is loaded with character. While we've updated the roof, plumbing, and electricity, some things are better left untouched. 

Some of the features include brass hardware, vintage light fixtures, and even a beautiful stained glass window in the stairwell. While many find these details to be timeless, some may see them as outdated. The decision to keep the historic charm intact was a challenging one. With all new furniture, appliances, and updates, we weren't sure if the historic feel would get lost. 

Thankfully this historic hardware has held up against the test of time - they don't make things like they used to! 

Jan. 3, 2022

New Year, New Roof!!

Spring Street underwent a major update: a new roof has been installed by RRCA Roofing & Reconstruction Company. John Holleman, who has been with RRCA for 2 years, was the project manager for the complete roof tear off and full replacement on Spring Street.

John worked in the insurance field for 26 years, his most recent position was held as the Vice President with Prudential. During his time working for insurance companies, John’s favorite aspect of the business was helping clients maximize their policy coverage to ensure the greatest benefit when working through an insurance claim. This aspect easily transpires into his work in the roofing industry. John’s favorite phrase to use when it comes to insurance roofing claims is, “Squeaky wheel gets the grease”. This is a reminder that if you are not satisfied with the work performed by a company, speak up and make sure your concerns are not only heard, but addressed.

RRCA Roofing & Reconstruction Company knows that no project ever goes smoothly, even with the best laid plans. If lines of communication are kept open, the ability to address and fix problems that arise during the process is much easier than waiting until the completion of the project. RRCA does provide a 5 year workmanship, which promises the company will come out and fix any problems related to the project they have completed. Having this type of security provides customers with peace of mind, especially with the huge undertaking a roof replacement.

RRCA Roofing & Reconstruction is Bronze Certified, licensed and insured and provides Worker’s Compensation for its workers. When seeking out a roofing company to complete repairs or new roof, these are qualifications that are very important. Before replacing a roof, you will need to secure a permit through your local permitting office. Once you have the permit, work can begin and is typically completed within 2-3 days, weather permitting. Older homes do typically take a bit longer to complete, as some unexpected issues can arise.

John spoke highly about how important it is for the client to be educated so they are able to make well informed decisions. He wanted to leave us with this information:

-         Take time to figure out your insurance policy. There are two different main types of home insurance policies. RCV – Replacement Cash Value – and ACV – Actual Cash Value. RCV is typically the best route, even in areas with higher storm damage possibilities, because once the damage is proven the repairs are approved. ACV provides the insurance customer with the depreciated value of the repairs, even after damage is proven, which often leaves customers with a higher payment out-of-pocket because only some of the repairs will be covered by the depreciated value of the repairs. It is best to speak with your insurance adjuster ahead of time to understand what would work best for you in certain situations.


Remember, knowledge is key!


Dec. 16, 2021

A Work in Progress

The transition from long-term to short-term rental properties can bring about many issues. At Gulf Coast BnB Rentals, we are very fortunate to have experienced contractors to ease our mind during this update and renovation process.

Today, we are featuring our leak-proof plumbing company, Downs Plumbing & Gas Co, and the reliable contractors, Hunter and Will, that executed the plumbing updates.

Hunter has been with Downs Plumbing for over 12 years stating that being under the house is much better than working above the house in fields such as roofing. Hunter recruited his brother, Will, to work with the company. They have both been able to gain knowledge through field experience and have been trusted to lead on major projects, such as this one, by the owner of the company, Chad Downs.  The brothers have performed many projects in Pensacola and surrounding areas but this is their first BnB property project.

Noting that the pipes were likely original – made of galvanized steel and copper – Hunter is  very familiar with the historical homes in the Pensacola area. The brothers began by replacing the pipe to the home from the main line, changing it from a ¾” to  1” pipe, which allows maximum flow to the property. From the main line, individual valve boxes were installed for the four units allowing the ability to pinpoint a problem if one were to arise during a guests stay. This delivers an improved way to gauge water usage, per unit, that will provide the owner of the property a better understanding of the amount used. Will and Hunter also noted the importance of replacing your water heater. In order to provide the four units with an adequate supply of hot water, it is vital to know when the water heater was installed – good quality water heaters typically last 6 to 12 years.

We are very thankful for the work that Hunter and Will, from Downs Plumbing & Gas Co, completed here at the Spring Street home. With an abundance of knowledge and efficient work, these contractors went above and beyond!

Water Heater Install00Copper Pipes0New Water HeatersNew ValvesNew ValvesClean up

Dec. 16, 2021

Spring Street Before Updates and Renovations

Renovations and updates are underway on the beautiful Spring Street home in the North Hill district of Pensacola!

This selection of photos includes images from before the renovations and updates began. Our contractors are hard at work and the updates and renovations are in progress. 

While there is a long list of projects on the list, we are fortunate to have a select list of reliable and dependable contractors that will make this transition seamless. Cindy “Doc” Tant, Broker and Agent of Gulf Coast Home Experts and Gulf Coast BnB Rentals, has a variety of resources that will help transition this property from long-term to short-term rentals.

Enjoy the pre-renovations photos!

Nov. 30, 2021

Spring Into Real Estate Investing With "Doc"

Historical home Spring Street North Hill District Downtown Pensacola Florida Airbnb Investment

Dr. Cynthia "Doc" Tant, Broker-Owner of Gulf Coast Home Experts, has been investing in real estate for nearly three decades. While running three separate companies, Gulf Coast Home Experts, Gulf Coast Real Estate Management, and Gulf Coast BnB Rentals, Doc is well-versed in the multiple facets of real estate. 

Doc's current venture is a historical home, built in 1900, located in the North Hill District of Downtown Pensacola. Located on Spring Street, her newest project is a four-unit, two-story, Victorian-style home, perfect for BnB rentals. With the help of Project Manager Rick Corwin, handyman Derek Wynn, and construction companies such as RRCA - Roofing & Reconstruction Contractors of America, Doc hopes to get to get the Spring Street home up and running soon for owner Brian Witt. 

Follow along on this exciting journey with us as Doc turns this antique home into a BnB paradise for vacationers. home on Spring Street in North Hill Downtown Pensacola Florida Airbnb Investment

Jan. 5, 2018

Sell Your Pensacola Home at the Highest Possible Price!


Making a mistake in selling your Pensacola home can cost you hundreds or thousands of dollars in lost profit. Often home sellers make the same mistakes over and over.

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July 31, 2017

Curious About Local Real Estate?

Receive the Latest Local Market Stats

Curious about local real estate? So are we! Every month we review trends in our real estate market and consider the number of homes on the market in each price tier, the amount of time particular homes have been listed for sale, specific neighborhood trends, the median price and square footage of each home sold and so much more. We’d love to invite you to do the same!

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Posted in Market Updates
April 24, 2017

ASK BEFORE Selling Your Pensacola Home!


So you want to sell your Pensacola home? Not all Pensacola real estate companies are the same. If you decide to seek the help of an agent when selling or buying your home, you need some good information before you make any moves. Picking the right agent is one of those critical issues that can cost or save you thousands of dollars.

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Posted in Home Selling