Sure the folks on the beaches and whatnot may cause a second wave, they may not but I think they are a visible minority.

Therefore, I haven't really began marketing myself and am only a part time agent, meaning I do not get leads and what not. 

this is situational real estate at its finest.when I am over in your neck of the woods most the business men are wearing NIce Hawain print shirts and slacks. and you can tell a local as they are not very tan  LOL. its only the tourist and those that work out of doors.When I was in the Timber business... guys would show up in their tree felling attire.. cutoff jeans and corkers ( boots with studs in them so they don't slip off of logs) pants duck taped at the bottom and sleeves duct taped close.. ( this to keep yellow jackets or hornets from flying up your pants or arms and stinging the crap out of you).Our market here in PDX is predominatly business casual.. nice slacks etc.. as others mentioned my bankers they were their daily suits... and its a requirement in that industry.. although you see tellers and what not get to dress down.If I am say invited to present at REIA type event or FIBI event in LA I wear slacks and jacket.

In lieu of that, I'd simply recommend what not to ever automate: guest reviews. 

@Hans .Suljic - As you can see from all the smart people who posted above, there are different types of deals everywhere so you really have to figure out your end goal / your why.....then figure out which type of deal or location will get you there the fastest.I myself have always been less worried about cash flow and made a stronger bet on appreciation....exactly what you hear is what not to do or a little bit risker, but I am confident in my strategy.

I understand trying to find my core 4 and whatnot, but don't fully understand the rehab part and need to understand the best way to estimate the costs of a rehab and even when to start getting the bids for a rehab. 

Get in a routine2) Add VRBO, sync the calendars3) THEN determine if you want to add things like dynamic pricing and whatnot.  

Yep , my contractor is like my advisor now , he told me what to buy and what not to buy … and he mentioned also if any project would bring me to losses.I gave my contractor free vacation to Hawaii LoL

This is a great string with lots of thoughtful, insightful comments.how do you think things have changed, or not, with inflation and economic slowdown and whatnot this year?

It's those maniacs that buy homes cash via quit claim deed off of craigslist that really get screwed.Make sure your property manager is a licensed real estate brokerage.Google Clayton Morris Scam and/or Morris Invest Scam for a cautionary tale of what not to do when buying turnkey real estateUnderstand you can not eliminate all risk, only mitigate it.