What is the best location to convert primary to rental?

[Geoffrey Israel]

If you had the ability to get a residential loan anywhere in the United States and only had to put 3-5% down with the plan on converting the purchase to a rental at some point in the future, what would your strategy be?

I am fortunate to have a high-paying job that allows me to be fully remote. I currently own two properties in the DMV (Washington DC) where my ROI is not amazing. Given that I have the ability to work from anywhere in the country, I am trying to figure out a strategy for maximizing the ROI of my next purchase.

Maybe that means buying a beach property as a primary and after living there for 6 months, converting it to a rental.

Maybe that means buying a quadplex in Philadelphia by a university and renting it out by the room.

I am totally open to all ideas, if you were in my situation, what would you do?