As someone mentioned likely hotel lobby far too strong politically), Palm Springs, La Quinta (not Palm Desert - Marriott too strong & outlawed them / and not Cathedral City - they just put a moratorium on STR permits late July 2019), and Joshua Tree. 

For example, there are investors who will buy desert parcels for $500 or less and flip them for a few thousand dollars.

Since the the housing market has appreciated so rapidly over the last few years, the wholesale business margins have gotten very thin and will continue to get thinner within the next year or two.If you want to start wholesaling properties with a lot of meat on the bone (profits), I would suggest looking East and Inland towards some of the areas where the affordable housing has shifted to such as Inland Empire, High Desert, Coachella Valley and any other markets that always tend to ride on the coattails of the Metro markets such as Los Angeles. 

Most of the cash-on-cash returns I'm seeing when calculating even modest management fees and repair/reserve stowaways seem to be consistently in the 4-6% range for COC, and that's assuming no big surprise expenses that affect cashflow. 3b) Even 50 miles outside of Atlanta like Dawsonville, Cumming, Matt areas are expensive for a modest home in areas that have room to grow and don't suffer from being a food desert (you know what areas of the city and metro area I'm talking about).

I own units in Desert hot springs and have some experience with dumpy downs.

Yes the next one will not cash flow unless a large down or you are out in the desert somewhere with low purchase price. 

(mid-south region)MILandList.com: Affordable Homes, Lots and Land (City Lots, mostly in Michigan, offers seller financing)Many sites will be happy to sell you unbuildable tracts or desert land.

I am looking to invest in a STR in Desert Hot Springs, CA and I noticed there were 100 new STR listings in DHS from March '22 to April '22 according to AirDNA.

living I desert ac units is what we primarily do so when hit with so much on heating wasn't prepared

Desert Hot Springs has new rules and regulations as well.