Yeah, I have a rental in Palm Desert.

Hi Joanna, realtor here that does a lot of business in the Southern California High Desert. 

I'm located in the good old hot deserts of Phoenix, AZ.

Palm Springs can get up to 120 degrees so it is cooler than the low desert.

Speaking anecdotally only here:when I spent some time in ABQ, I walked away loving the climate and desert mountain scenery, and feeling the a good majority of the city was sketchy. 

Lol, it's in the middle of the desert and there is a wash about 1/4 mile away...heck, there are washes everywhere.

My current rental is getting an 18% COC return.. but that’s with a 3.2% interest lol.   8-10% that will be move-in ready is going to be tough in any market except for maybe the high desert or San Bernardino.

There was a lot of little tracts of west Texas desert land that used to be added to deed swaps to make the valuations work out back in the day.The reason for a 1031 in this situation is that it provides crystal clear direction and documentation. 

So our doors remain freely open to only a handful more investors.After that, buying a property from us will be like trying to get a bottle of Evian water in the Sahara Desert, lol.I'm looking forward to only working with our existing investor base and helping them grow their current portfolios. 

Most restaurant dinners exceed 2000 calories easy, with a great desert perhaps 3000, which is more than you should eat in an entire day at my age.