Also because of my passion, and also because flips are really hard to find nowadays that have a good margin of more than 10% profit from the selling price.I started to do some digging in the main market that I am operating at right now and found a nice option that I liked:Find an old house in a good area in the city metro, demolish and build a new one on top of it a medium to high-end home.Why?

I just don't know anyone in their right mind that would want to move to any city on the coast in florida any more. 

Apple , Tesla, Google, Samsung amongst other Tech giant companies have chosen Austin TX as thier city.

Scranton and Middletown look like the closest small cities and they’re both an hour away.

Even if your city is on board, I'm sure the neighbors won't be thrilled with this operation opening up in their neighborhood.

Dual City Investments has done multiple Section 721 exchanges and accepts 721 properties as capital contributions into their fund (Dual City Advantage Fund).

This is a major reasons bay area investors look in the midwest in faster growing cities. 

The housing explosion of the late 90s/early 2000s saw expansion to the outer portions of the city and 4-plexes were not a part of that expansion.

I'm entirely STR focused as an agent as well, and work with pretty much exclusively STR investors, so I have my finger to the pulse of the regulatory environment here in a county, city, and even neighborhood basis.

If you are outside of the city limits you work with Fannin County and the process is pretty painless.