Where would you go?

[Greg Mucha]

Hi everyone! I'm just getting started in RE investing while in the market to relocate to a warmer climate.  If you could start all over, what areas with a warm climate would you suggest a move to that are beneficial for investing?  I'm capable of finding a steady job but I'd like to get involved with flipping and buy & hold properties in my spare time.  Your opinions are greatly apprieciated!