I don’t follow the national sceme closely.

Fidelity National Title charged me $1100 for the lender's title insurance for my last property.

Is there hiking, waterfalls, ORV trails, or a national park nearby?

I tried it a few years ago and thought it had potential, but it wasn't quite mature enough to handle my needs so I went back to Quickbooks.But earlier this year, they hit me with a very tempting offer: 5.06% interest on any cash I held in their cash management accounts, operated through Blue Ridge National Bank and FDIC insured, as long as I paid them $192/year for the pro version.

Purchase price: $65,000 120 acres of wildland surrounded by national forest, in the midst of the Dixie Fire (2021) burn scar.

I ran the banking relationship department for a national debt brokerage.

Purchase price: $65,000 120 acres of wildland surrounded by national forest, in the midst of the Dixie Fire (2021) burn scar.

Case Shiller shows San Diego to be #3 in nation for total return since 2000.  

I know eXp has few fees, but they have a heft tech fee since they are a cloud-based national brokerage. 

I agree with Taz that TX is a good market for the capital appreciation play, however, you are not going to get the monthly cash flow you are seeking as the property taxes are 1.6%, the 7th highest in the nation.