Just myself, and the title company that I use, Orange Coast Title.

@David RutledgeRealtor here who works with investors in both the STR and LTR markets.Consider my local area of Long Beach, CA.Most of LA and Orange County are STR-unfriendly but Long Beach just opened it’s regulations to allow non-owner occupied STRs.Aside from being a beach town in it’s own right, it is quickly becoming an aerospace hub.

If anything people may be moving to Clermont to get away from Orange County property tax hikes.

Also, I'll add in that in Orange County (most of Orlando) the minimum length is 7 months, if it's within an HOA, they may have a 12 month minimum.

I live in orange county, California where there is basically nothing under $1 million.

In the short term rental business there seems to be a wide range of different types of rentals that are apples to oranges, especially from a financial perspective.

Baldwin County has two main areas that I would look into:Daphne-Spanish Fort-Fairhope areas and the beach areas of Gulf Shores and Orange BeachThere are also multiple areas of Mobile that make for great appreciation plays:Spring Hill, 36608MidtownWest MobileSaraland is right outside of Mobile and is growing rapidly as well

i'm looking at Orange County, CA. 

@Andrew Hogan, again, I respect I may be talking apples and oranges here, but the value of 506(c) is primarily to GROW a database of potential investors.  

In this cas you own but it's fraud, orange jumpsuit not so flattering.For a "win win" in a distressed property the seller has to get a big sales price or high interest rate for taking the risk.