The fact that you have already owned and sold a rental property gives you a great experience to start from.In terms of the best place to invest - that is whatever place meets your criteria, goals and investing style.Personally flips have not been working as well for me lately, but when we get the right BRRRR deal those are still working well.

These areas might have higher property prices, but they can offer premium rental rates and higher occupancy.

Just my two cents, best of luck on the journey! 

It's the best of all worlds with regard to self-directed investing!

I am not in your area, but wish you the best of luck on this new journey! 

Whether you spend time networking, reading books, watching videos or connecting on bigger pockets or if you spend cash hiring a mentor, maybe partnering up with or doing free intern work for a real estate investor; whichever route you decide to go investing in yourself is one of the best investments you can make. 

So in my mind it would be best used as a last move into a REIT you never sell.  

Best of luck and congrats on the new property  Yes they know!

Best of luck!

Especially combined with the high interest rates right now.