Disposition is the hard part, for desert land at least.

Find deserted, run down looking houses and contact the owners, etc....You are now describing a scenario of why no one needs agents any longer where Bird Dogs and Wholesalers are of more value. 

My best way of describing the value of a coach is below:A Thought ExperimentImagine two men are stranded on a desert island.

A state like California that has ocean, wooded forests, flat land that would be good farm land if it were not for water issues, and hot, dry desert all within a single state has many different markets.  

It's all relative.For example, in just one single county of SoCal, where I primarily invest, the desert section 8 pays $827 for a studio and $1733 for a two bedroom.

After speaking with some people, I do qualify for a 1031 and am being guided to buy 2 properties in the High Desert (Victorville) because it will have the highest ROI.

So many properties haven't been sitting empty, as people deserted hotels with a higher risk of contamination and sanitary measures for short-term rentals in which they can control their environment.3.

I found a Triplex in the high desert 2 1/2 years ago (an MLS deal, even!)...

Looking at AirDNA results, my biggest concern is occupancy rates, most of the calendars I look at have large gaps in them, and when you spend close to $500/sq. ft at current prices (in STR-designated areas), your property needs to rent well above 80% or you charge crazy nightly rates.We've also seen very few property management companies that charge less than 25% there (and 25% is rare), and some STR neighborhoods require you to use their designated PM (Desert Colors only allows Red Rock, and they are at 40% commissions - ouch!).

Palm Springs,Palm Desert,La Quinta etc or the high desert.