In which warm city should I buy a winter home duplex?

[Upgrade Costello]

I am an investor, I have 7 properties free and clear, and I have bought foreclosures and bank REO's.

I want to buy a winter home that is a duplex in a warm city where I can get a foreclosed duplex in a B or C class neighborhood for under $200k.  I bought a house in east Austin and lived there and liked it, but it wasn't warm enough in the winter.  I'm looking at Florida, San Diego, Arizona, and San Antonio.   I plan to rent out half the duplex year round, and have my side of the duplex ready for me to live in every winter, and any time that I want a vacation. Any thoughts opinions or advice would be much appreciated.  Thanks!