Have you looking into the Navarre Beach or Panama City Beach Market: 1 Location: Located on the Gulf of Mexico, offering beautiful beaches and crystal clear water. 2 Lifestyle: Navarre Beach is known for its laid-back, beachy lifestyle, making it a popular destination for vacationers and retirees. 3 Investment potential: Property in Navarre Beach can be a good investment since there is tons of new construction occuring on the beach and inland. 4 Community: Navarre Beach has a strong sense of community, school systems with many local events and activities throughout the year. 5 Natural beauty: Navarre Beach offers a variety of natural beauty, from the beaches to the state parks and nature preserves. 6 Quieter: Navarre beach is a quieter alternative to the busier beaches of Pensacola and Destin, but still close enough to enjoy the activities and amenities of those areas. 7 Military friendly: Navarre beach is home to Hurlburt Field Air Force Base, making it a popular destination for military families and veterans. 8 Affordable: Navarre beach offer a more affordable option compared to other coastal towns in Florida, making it accessible for first time buyers or retirees.Rentals, appreciation and gentrification is happening in these areas with new price point emerging due to infrastructure being built out. 

Plus, there are so many times when wholesalers have to renegotiate the price and that will put downard pressure on the commission, so now you have both the listing agent and seller not happy with you.

The good thing is that this approach allows for up to 5 years from day of closing, which is convenient and removes any pressure.

In 2010, I lived in Arizona and was active duty Air Force.

@Aaron Mazzrillo my claim that California will crash was not pulled out of thin air.

Maybe, just maybe, you can hang around long enough to say no to enough songs, to enough opportunities, you reach the rare air of becoming expert in a certain niche, industry, market and skill.

As a Cap Rate is indicative of the risk involved in owning the property, you want to focus on doing things that make your investment less risky if a bank ever had to take over.You can make your investment less risky by doing some of the following things:- Convert all month-to-month tenants to annual leases- Implement strict minimum rental criteria- Add security cameras- Make large capital and preventative improvements (fix drainage issues, install water pressure regulators, replace old HVACs...you get the picture)- Essentially, prove with action that you are caring for the property on a long-term basisThe only way this is effective is if you document everything you are doing as well.

It's hard, stressful, and puts immediate pressure on you/the property to perform.

I'd suggest you weed out the ones that don't fit your end goal and schedule.Rentals and Air bnb seem to be the most common routes for investors in your situation.

I’m actually interested in short term honestly Air bnb arbitrage was highly recommended for me to start off.