Since rational thinking, solid economics, and true history aren’t allowed I.

Phoenix offers short-term rentals and long-term holds, while North Carolina offers low cost of living and economic growth.

Lots of people in the area will be impacted without tourism economic activity: restaurants, tours, cleaners, property management, etc.I am all about doing what's right with the STR but need to keep the LTRs making enough money to pay the bills.

An architect will be able to answer those questions and perhaps be able to identify other physical and economic obstacles that won't arise when merely approaching this through the lens of whether you can obtain a zoning permit.

These higher prices are likely permanent, as prices rarely deflate (and that can cause a whole other set of economic problems).

I'd also target markets with good population growth & economic drivers that are helping the market progress. 

In today's market, rising interest rates and economic uncertainty might favor holding properties for stable cash flow, while flips could be riskier if buyer demand softens.For many, a hybrid approach works→ flipping in strong markets and holding rentals for long-term stability.

Lubbock has a low barrier to entry and has several backup economic drivers by being the primary hub (agriculture, financial, healthcare, material goods, transportation, entertainment) for an area the size of most states east of the Mississippi.

Seems like he had a podcast about a year ago where he discussed most of his investment concepts are somewhat dated right now and were really for a different era or economic environment.Probably what works best right now is rent by the room/house hack. 

That carries over to the economics of the deal and you'll see returns much lower than if you run them on a more efficient floorplan.