just could not resist  !!!

From what I read, most people are moving into FL, TX, NC, SC and TN.In my opinion, the best weather conditions of the above 5 states is within NC / SC.Also, i think a lot of wealthy people are moving in NC.Best of luck with your move.

I think, in general, unless you're an extremely high W2 earner just looking to get into real estate for tax purposes, buying for cash flow gives you the durability to weather market fluctuations as you're never in a position where your back is against the wall and you need to sell... unless you have debt coming due.Now, that being said, if the true cash flow, after allocating for all expenses, vacancy, maintenance, capex, etc. is in the black, then I think taking a 5% CoC return in an appreciating market isn't a bad move, especially if there is a component of value-add. 

You also have to deal with winter weather in the northern states and possibility of pipes freezing and higher heat costs (which would be paid by the tenant once rented out).

There WILL be some shade difference, as the existing has weathered for 4yrs now. 

agreed 76 to 80 dgrees is just fine with 110 degree weather.. 

Some will go with a nicer pad and a cheaper carpet.The nicer pad makes the carpet FEEL more expensive to the tenant when they walk on it.A great pad also resists wear and tear and if you need to replace the carpet the pad usually can be used again.Used to you would put a plastic membrane in between the carpet and pad to protect the pad but the plastic would slide and make noise sometimes.Now they have pads with built in protection.You are not looking for the cheapest product but the best VALUE for what you pay.It depends on the area and what kind of tenants and rent base you are working with.

And invest in an area that's growing, the land is valuable, the cost to rebuild is 20%+/- the purchase price, you have the ability to weather the asset's volatility for a decade plus and trust the process.

If you can weather thin deals right now on the hold side, it will pay off. 

Based on this ruling, the City no longer has any regulations for short term rentals.This should clear up an confusion about weather STR are allowed as the courts have unambiguously decided that they are both permitted and protected.