I think this is a trend that could reverse at least partially in the future, depending how the climate changes, where fresh water is available.

If the demographic, climate and economic trends that are forecaster the area continue, long term investors could be rewarded in a huge way. 

I have found that, usually, in this case, if the tenant does not already have an eviction, you can convince all but the truly disordered to come-to-Jesus and pay the last months rent by explaining the eviction process and the consequences of an eviction.

I buy rehab an sell in AZ, the climate for business there is so easy to work in .

Agreed, especially in colder climates...it markedly slows down in late October thru at least early January in the Cincinnati market (other than winter of 2021, but that was the exception and not the rule). 

A heating versus a cooling climate might make a difference in the choice.

Properties that are close to these amenities are often more desirable and can command higher rental rates.In terms of analyzing a city, you can also consider factors like population growth, crime rates, and the overall economic climate.

Looking to apply for a HELOC in DMV area and invite your referrals for lenders with good financing terms in this banking crisis climate. 

found during covid, were from michigan so the warm climate and amenities attracted us to the area How did you find this deal and how did you negotiate it?

Well, according the all those in the "no", climate change will effect everything as we "know" it today.