Jewell, you're spot on about focusing on a property's weakest areas.

While Vegas might feel like a good choice because it’s closer, let me make the case for Panama City Beach or Destin—they’re the kind of spots that could turn your first investment into a major win.Here’s the thing: PCB and Destin aren’t just beach towns—they’re vacation magnets.

If it were me, I would try to find out who is further down the list and see if I could buy their spot from them.

Killeen and Harker Heights do have some good spots and various multifamily options.

I believe Travis' ranking is spot on and how I would rank them.

“Josh, I feel you on this one—it’s a tough spot to be in, but let me tell you, these situations are where the real players in this game prove their mettle.

In the process of trying to find a property manager right now, but perhaps those will be good spots to find one.  

And some of these left HML in a tight spot borrowers could not access their draw money.. this happened just recently to Fund that Flip.. and their borrowers I know i got a call from one of them that was owed 300k in draws that was not coming.I can understand that rates aren't what they are when you close as when you get quoted, but if you offer a "rate lock" and use that term, you need to stick to it even if you aren't required by law to do so.

  $900 seems to be the sweet spot right now and most of those cost 45-55K including fix-up.With all that said, I'm positive I spend money on the properties in ways that most landlords at these price points do not. 

You’re spot on about both FHA 203k and Fannie Mae HomeStyle loans being great tools for renovation projects.