In no state, not even the left coast, is an agent prohibited from buying/selling/rehabbing/developing for themselves.  

I would recommend exploring Orlando and the West coast.

Consider data from Airdna and look at visitation, visitor growth, what are the feeder markets.If you ever make it to Florida - St Augustine, Palm Coast or Ponte Vedra Beach in particular, I'd be glad to show you around, tell you what to spend and what it will earn. 

I see you are in UT and I dont have much experience with the West and SW. start looking at price points in these states to determine what price point is good for you , and yeah Zillow is fine for research. 

West Seattle mixes residential properties, whereas Columbia City boasts old houses as well as multi-unit houses for sale at renovating prices.

Down to the Valley about an hour west of PHX.No, Lol, never back to Cali........are you kidding...?

You'd probably want to search locally for this - if in West Virginia, first search would be local banks/credit unions or SBA loan providers

I am newer to the greater PHX area, but living over in the West Valley and driving around a lot I see these developments going in as fast as they can build!

Land constraints over here on the West Coast in Reno are severe and don't help the issue. 

This is common - we have quite a few clients with beach houses with us in Tampa and then they own a cabin in TN/NC or NY or even out west in CA/CO.