I've been down here 18 years so I know south FL very well so I can definitely help you out in that! 

Out of state investors can do really well here, but you can also lose a decent chunk of money if you buy wrong.Lots of out of state investors, especially those from California get a little blindsided because everything here is so cheap it all looks like a guaranteed great deal.

They do not take into account the revenue from the STR in valuation.Just because you are doing well with it doesn't mean it will work for the buyer.

Rumor has it that SC is trying to require state licensure for commercial lending as well.

I'm in Boise as well and pretty new to the game. 

Many of the estate properties are located on lakes or rivers providing unique recreational activities.

The properties are simple but well kept, and I am seeing rents around $650-$850 range for a 1/1 around the area. 

But let’s go a later deeper - my down payment would come out of a well performing stock portfolio.

It is in good condition, nicely decorated, top notch bedding and well appointed kitchen with a large lanai and no pool. 

Real estate has always been in the back of my mind as a way to increase our wealth and provide for our family.