Best place to live for Real Estate Investing?

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I started flipping homes in Washington state in the late nineties. We moved to Portland, Oregon in 2001 and have been in real estate since then. I am a real estate investor first, and a real estate broker second.

Now, my wife and I are getting the itch to change scenes again - we are looking at SoCal, Phoenix or somewhere in Texas. We are open to anywhere in the country that makes sense.

I know I can set up my real estate investing shop anywhere we land - but would love some guidance from the BP community with their thoughts on the best place for investing in real estate.

We have a bunch of kids - ranging in age from 2 months to 16 years old - that we will be taking with us (6 of them). We use online, virtual schools for the kids so school districts don't really matter much. We are fairly conservative. We love to travel and would like a change from the NW rain for a warmer climate. No snow!

Thanks for the input,

Stuart