I know becoming a part time agent is one way, but where we live in south Florida seems to be overfilled with agents and I don't think its a great fit for us right now. 

Literally the same thing everyone has said to me my entire life about why you shouldn't buy real estate now.    

If you want good cash flow but amazing appreciation potential and rentals you want to hold for the rest of your life, I would definitely consider Columbus!

Can you buy a duplex in Arkansas and live in one side just to get your feet wet and make sure you like the area?

That growth is unevenChase JordanFri, January 24, 2025  The ever-growing Charlotte region is home to 3 million people, but the population is projected to swell by more than 50% over the next 25 years, according to local researchers.By 2050, some 4.6 million people will be living in Mecklenburg County and surrounding areas, the Charlotte Regional Business Alliance said in a report released Thursday.

I plan to move down to Miami to be closer to more investors and a better quality of living.

Any sober living investors out there willing to let me pick their brain on how to underwrite a potential deal?

You want to focus on areas where you have a competitive advantage (you have lived there or you have family and friends there) and then compare those areas against widespread list of great areas to invest.Good luck!

For llc, land trusts, or living trusts?

Buy and Hold investing is a great avenue to begin with as most people live their lives off of residual income.