I'm in Santa Barbara County which is impossible to make work so I'm forced out of the area.

You can also check meetup.com or search Facebook for real estate investment groups, clubs, or meetings in your area.

Most any major metro area is going to have good demand for medium-term rentals.

If not I would recommend looking up other AirBnB owners in the Covington area and simply asking them who they use. 

Roswell for the most part is a good area even though it has what is called ( armpit) areas.

- Renting it Out: The likely rent I'd get in this area will cover half my mortgage payments at the moment- Add Square Footage: Taxes will likely go up significantly- Build an ADU: Overall ROI will likely not offset much since it'll still be counted as value tied to the one house- Selling Off Land: Sits on .5 acre that I might be able to sell.

You won't FIND a deal in this area but you will meet people doing deals and someone might be willing to be involved in a deal with you if you go through points 1 and 2 first.

It is pretty popular here in the Tampa Florida area among your age group.  

Maybe a good question for a local REALTOR or investor group in your area

So, when investing in areas they don’t really know, investors should research the different property Class submarkets.