Still not 100% sure what I will do at the end of this (we are a long, long way from the 3.5% rates and hot, hot sellers market of December 2021/Jan 2022 when I started looking into this). 

I would actually recommend looking near where you live in nashville.

Rentals have remained pretty hot outside of common slower times around holidays.

Phoenix has been a hot market for rentals recently, but consider how long-term trends, interest rates, or construction projects might impact demand.Here’s a quick story: A friend of mine bought a new-build in a suburban development a few years back.

I mean look at it this way; remove the entertainment industry, say it collectively relocates to Nashville, what would happen? 

Just be the absolute best host you can be for the first year -- communicate clearly and quickly, make sure cleaning is top-notch, make sure all amenities work (hot tub is hot, TV remotes have batteries, etc. etc.)

The beach access limitations have been a hot topic for investors, and it’s definitely something to dig into if you’re considering the area. 

I used the radiator key to let the air out and 10 mins later the radiator was hot.

Timing is key—catch a hot market or a great 1031 exchange opportunity.

We have Clearwater, Saint Pete and Indian Rocks beaches that are hot spots for STRs.