Hey @Rio Nance you’re casting a pretty wide net with your question, since it's not specific to an area or city, but I’ll share based on what I'm seeing.

What states/cities make the most sense right now? 

Post pandemic, the secret is out and investors can no longer 'simply' operate a nightly vacation rental in most cities and regions.

Metro Atlanta, generally speaking, respective markets 30 to 45 minutes from the City, will be tight on cash flow unless you implement a creative investment strategy, such as short-term rentals, medium-term rentals, or rent-by-the-room properties, or allocate at least 30% to 35% towards your downpayment if you intend to hold the property as a long-term rental. 

City won't let you rent out basement, but owner can live in basement.It may suck for 1-2 years, but then you'll have gained so much knowledge you can do better on the next one!

Verifying last 2 years of rental history and income extremely important to find the “best of the worst”.Make sure you understand the Class of properties you are looking at and the corresponding results to expect.The City of Detroit has 183 Neighborhoods we’ve analyzed.DM us if you’d like to discuss this logical approach in greater detail!

Unless maybe that is counting people's $1M residences. or average price of homes in Austrialis is probably 1 mil or more. at least in the big cities

There's also on posted on the Events Forum under Space City REI - I'll try to tag you! 

Overwhelmingly though, the weather and weather related things were enough to offset the negatives.So, I figure a much more interesting question would be Why do people live in New York City?

I have always been a believer in getting as much money as possible from the tenant before evicting them to minimize the costs associated with turning a unit because where I work, in an older city with a ton of small multifamilies, those costs can add up even in the best of times.