With big benefit potential of possibly retaining "Graduated" persons who are now highly trained, proficient employees. 

high prices have made properties expensive and high rates have made money expensive. 

I'd highly recommend house hacking in your local market since you're in one of the highest cost of living areas in the US, especially if you're renting currently and planning on staying in the area for 5-10 years.It sounds sexy to go out and invest out of state for your first property.

Taxes are very high and everything is super slow and bureaucratic.

I think the key to getting a good start in REI is finding a way to have a high 9 to 5 income and using a good portion of it  invest in your real estate endeavors. 

high cash flowing short term rental How did you find this deal and how did you negotiate it?

Communication is highly important to me as well. 

Start with durable, high-quality basics: plush towels, soft linens, and a fully stocked kitchen with sharp knives, pans, and essentials like oil and spices.

Interest rates are pretty universal across country, you are in a high demand, high cost area.  

Question: assuming an ideal brrrr that has all investment extracted at the refinance, why would you choose a low cost market over a high cost market?