As others have suggested, you could get a conventional or FHA loan if you want lower down payment options.

Thanks all for the replies, suggestions and comments.

I’m looking to do a 1031 Ex w 300k down and 650 purchase price can anyone suggest areas that might cash flow w these numbers ???

Any other suggestions for boots-on-the-ground observation would be greatly appreciated.

I would love to hear more, and dive deeper into suggestions with a little more info.  

That ship has sailed and it was never at the discount you're suggesting. 

If credit scores are fine, and you are just new to the work sector, then I would suggest doing a conventional loan with a strong income "non-occupying coborrower". 

Starting with the Right PropertyGiven that this is your first STR and you’re planning to manage remotely, I’d suggest focusing on a market with a strong local infrastructure for short-term rentals—like Panama City Beach or Destin.

So I would suggest keeping your STR property geographically close and doing as much as possible to keep your profit% high as possible.As far as the actual house you use, I would just say - be honest, be fair and strive for the best area, most amenities, cleanest house, best communication, and any other extras you can get.

I HIGHLY suggest you connect with a local expert such as @Josh Green.