30A to Panama City beach has been one of the best equity and cashflow markets to arise in the last 5 years with a 10 year build period in the horizon.

Deals are on the horizon!  

So you can throw all the numbers at my you want but this does not feel like a crash is on the immediate horizon.  

The mls also talk to property managers as they usually work for clientele controlling large portfolios and usually have something there selling further more you may have to broaden your horizon and venture further than around just in your area the deals are out there they just must be seeked out 

The smokies are the best market to be in if you buy a good deal, have a long time horizon, and don’t over leverage yourself.  

Avoid hoas, flood zones, affordable housing too.Eliminate all personal debt, invest where you have hefty reserves and for a 10yr + time horizon, and really enjoy the tough processes of this.

I have looked at Washington Park, Martin Drive, and Uptown west of Loomis a bit, but I want to expand my horizons. 

They probably have some short investment horizons for these as their bread and butter is still within the 'normal' scope of fixed income products such as MBS, RMBS, CMBS, ABS, etc.

If your time horizon is less than 5-yrs, I would just accept that money will earn no interest and put in a money market or acct with a bank paying nothing.  

What is the time horizon?