We want to work toward a diverse portfolio with homes in markets that produce high cash flow and resilience to economic flunctuation and homes in areas with high appreciation potential.

My question is, should i proceed to work with my realtor from navy federal or should i be more diverse in negotiating with other lenders? 

They do not provide meaningful oversight or guidance with respect to tax code compliance.A checkbook IRA LLC is an enhancement on the above structure that is generally more time and cost efficient for investors with a more diverse portfolio.

In addition to good cash flow, both have strong economic and demographic fundamentals like job growth, population growth and a diverse, modern economy.

The merits we've thought to both are: fewer properties = fewer tenants but more eggs in one basket; more properties = more diversity, fewer eggs in one basket, but, more tenants = more headaches.

I tend to buy in the Southern half of the US for 2 reasons:1) you get much higher year-round occupancy rates in the South & it’s simply tough to earn a good ROI in the North if your place sits vacant for a big chunk of the year2) Culturally, the Southern half of the US seems to be a lot more accepting of STRs regulation-wise.

After that look for population, jobs and wage growth, diverse employment and a balance between supply and demand.

We'll see if that goes anywhere.My back up plan is the same as my primary plan: keep buying property in markets that have a diverse economic base, in an underserved market (i.e. upper end of low income/bottom end of middle income rentals, small commercial properties), for around 70%-80% of what I could sell it for today, and using the 2% rule of rent to purchase price ratio to ensure there is plenty of cash flow where I can handle vacancies, maintenance, capital expenditures, and still cash flow positive.Cars crash far more often than markets, but you still drive, right?

I didn't have the best direction, and was definitely a "counter-culture" teen. 

When you buy property that is well located in a market with diverse economic base, that is growing, that has many attractive features, and is reasonably priced compared to the average income for the area, you set yourself up for success.