I grew up vacationing in Pensacola Beach, FL and have been looking mainly in Blue Ridge, GA and the Gatlinburg/Pigeon Forge area so those ideas are awesome to me.

@Allen WuYes, trends white collar but also a blue collar presence.  

Great numbers and amazing properties in the Blue Ridge, Smoky, and Appalachian mountains.

Blue Line, Pink Line, Brown Line), are the investments that you would really want to go after when they pop up. 

There's also Blue Ridge GA near you that gets a lot of ATL traffic.

up there,   the city council 'turned blue' in the last election cycle so some kind of regulations are probably going to arrive eventually.I do intend to eventually sell off my remaining seattle property,  but for now as its fully updated,  meets inspection rules, attracting good tenants and running smoothly its in the cash-cow phase of ownership and I'm not in a hurry to divest it.

I think many will do as I and many I know have done. a) Exit the Blue state. b) Move to a Red state. c) Find a good conservative county in that state that appears to be landlord and STR friendly. d) Buy properties that can become excellent STRs (to avoid the tenant issue).Or if STRs are not your thing, get to a Red State and do your LTRs or MFRs.

Basements tend to be dark so I go with lighter paints and finishes. 

Other bottom line is- you can talk until you're blue in the face but your client won't budge on price unless they come up with the idea on their own. 

@M Blue If you have money saved up you can use that for a down payment and get a mortgage.