Take a look at the BiggerPockets Market Finder tool to start looking at different markets based on your goals - https://www.biggerpockets.com/markets2.

You want to give some more guidance as to your goals so you can get better answers.

you choose one pay for it and they provide them.What I found out is they just send over the plans with no updates to current codes so we submit then and get check sheets sometimes 3 or 4 and takes 90 days to get approved instead of them understanding the new codes updating the plans before giving them to us.And to be fair to the architect we can send in the same plans and depends on which examiner gets them some will fly through others come back with check sheets that an examiner frustration issue.

My  ultimate goal is to buy and hold but with the higher interest rates I am trying my hand at flipping since its difficult to cashflow with a long term rental.I am  about to complete my first flip project and  wanted to weigh my options between selling or keeping as a mid term rental. 1) I am curious how the market is fairing particularly in Garland Texas.

My goal is to achieve a good cash flow and rent out properties for a long time.

Great book as well especially for getting everyone focused towards a common goal. 

Remember, this is still a sales type of business so be very careful on who you choose to work with.

Denying your claim is their goal, they do not want to help you.

Everyone's goals are going to be different it all comes down to what it is you want to do and how much time and effort you want to spend.

For your next steps, focus on identifying areas in Northeastern PA with strong rental demand and property values that align with your cash flow goals.