@Jasmine HuNot sure I would go to Memphis and don’t know the VA markets.I’m in Greenville SC and love that market - midway between Charlotte and Atlanta.Booming population, income, and job growth - not as competitive as the NC and Florida locations.As you note insurance costs are in issue in FL and probably in Wilmington too.To add some additional context, one can invest successfully in most markets.For me, knowing your market is as important if not more important than selecting a market.

You'll want to get prequalified and know exactly what you can afford because the market is super competitive and you'll need to be ready to make offers quickly once you find something you like.

Conventional financing will offer the most competitive rates but can be more income restrictive and can be unscalable as investor portfolio expand.

Being on the higher end of things helps with less competition, CoC returns 8-15%+ definitely still more than possible!

The intent is to cut down on the cost of applying for rentals, particularly for renters that have to apply more than once in a competitive market.Do you support this?

HML just went to private money to give the allusion that you are going to find some rich doctor that is going to lend you money at 5%. private money  hard money is quite competitive these days.. you can plan on 2 to 4 points up front at close and 10 to 15% interest  plus junk fees and rehab draw fees appraisal fees etc etc. some of the larger national lenders have their pricing very well spelled out on their websites you may want to get a baseline from themKiaviLima one Lending oneetc etc..

The local lender typically lives in the area and understands the market, which could help get you a more competitive interest rate, a timelier appraisal, and result in an overall more streamlined process.

There is plenty of competition among agents, and I see a wide range ofcommission structures to choose from.

Tried to get back into the REI game to buy a rental in early 2022, but I was only looking in "A" markets (had a single realtor giving me all the advice), and competition was way too hot, so I hit the pause.

If yours isn't renting, it's possibly priced to high compared to the competition.