Outboard if possible sounds cheapest.

You are going to need an engine to motor in and out of the marinas no matter what right? So, if you don't have one you are stuck in place technically? Is that ok with you? Do they allow that?

The house we are getting needs a BUNCH of work and like you said some things you can live w/out and others you NEED. I think as long as you can afford / plan to fix the "NEEDED" items you should be good.

-Todd