Unless your local market is thriving and not behaving like the rest of the country, this is not the very best time to subdivide and install lots of new houses.If you have a lot of new people moving in to your town, and there is no excess of inventory, then that is a different situation.Since it takes a long time in my location to get a subdivision platted and approved, the local builders are still doing their legal ground work to get separate lots.

Huntington however (which has a much less thriving economy) has several deals within that criteria but has and will likely continue to experience population decline.

Together, we will thrive!

It's great for all the reasons you mentioned: warm weather, the beach, an emerging downtown with young professionals, large area, diversity, and a thriving economy.

And yet wholesaling has not gone away and there are many who thrive at it.That said.....is getting a license out of the question for you?

I am a much happier lady and our business is thriving. 

My Denver properties have been the anchor to my portfolio and give me the most options from an equities position and leveling up (going from green houses to red hotels).Depending on your timeline you next steps should be connecting with an investment friendly lender to get an idea what your buying power looks like.

Tenants with good character will take care your properties and pay their rent on time and thrive while living in their (your) home. 

There is a thriving market in no income verification loans for that size and type of property and the rates are just a bit higher than "conventional" rates while the qualification is much easier.  

Some will move up the value change and thrive.