Check w/ the City / County to see what the permitting process is, and what if anything you would have to do regarding plumbing / electrical.

I tried in my market which is the 2nd biggest to New York, so pricing for ads was really high and the return was not great.

I don't know what your budget looks like but this city is really inconsistent or "street by street."

While Vegas might feel like a good choice because it’s closer, let me make the case for Panama City Beach or Destin—they’re the kind of spots that could turn your first investment into a major win.Here’s the thing: PCB and Destin aren’t just beach towns—they’re vacation magnets.

One of the biggest benefits we can offer over a hotel or large apt buildings. 

If I were in your shoes, I would set up keyword alerts for the Texas cities you're interested in as well as any other keywords that are relevant to your plans.

WA is not a landlord friendly state, but if you are going to invest in WA, the eastern side has some hot spots like the tri-cities area that may yield good cash flow and appreciation and still be close enough for you to go there when you need to. 

Lead water lines have been a big topic here and I imagine in every older city in the midwest and east coast.

But ideally you don't tell us, you are just going to have agents pitch their city like @Julian De la Guardia & the sort.

I'm open to all suggestions regarding different cities that meet my requirements and would love to chat with some realtors who have local experience working with investors.