Particularly I was looking at North Carolina, Georgia, and Florida... - what markets would you enter today?

Try Augusta GA, Fayetteville NC, Sierra Vista AZ and Lawton OK.

Do not bank on setting a new neighborhood record on $ / sqft - be conservative in your numbers.I am looking at 5 E Freeman st Newnan Ga We are going to do a 4/3 the price is 140k with rehab budget 57k ARV 285-300. 

Quote from @Steven Barr: Quote from @Jay Hinrichs: Never did one in GA .. my experience is in CA..

In the interest of connecting with agents here, my interested markets are:Bloomington-Normal, ILCrescent City, CAColombus, GALouisville, KYSavannah, GA Peoria, ILMilwaukee, WI

anyone buying or have experience investing in Riverdale, GA ?

(Excluding FEMA insurance claims)We recently sold a home we foreclosed on in Georgia and I am pretty sure they had a specific form for disclosure of insurance claims we had to complete (my associate did all the paperwork but asked me about the form). not sure if it was fema or not.The form if there was one was optional, because Georgia is a Caveat emptor state.

Sober living hasn't much of a foothold in NE GA from what I can tell, but there is a lot of need for traveling crews that work in specialized areas of the trades. 

The property I bought is 5010 Whispering Pines Dr, Gainesville, GA.

I have a similar product in NE GA, turnkey, going in 9 cap.