Lower property taxes, affordable housing compared to LA (CA buyers are usually cash buyers because what they net from their smaller home in CA can get them a bigger home here, often covered by what they net from their CA sale), allergies (smog), and politics. 

The home values are still lower than pre-pandemic and far fewer multiple offers.Vegas was the big topic among my local meet up circle.

Mean while i would be building equity, and if rates do lower, or when the term ends, could refi for better rates and then maybe cash flow.My questions are:Is this too naively optimistic?

Since new builds require upfront capital, you might not see immediate returns, but lower maintenance costs and higher rents typically make up for it long term.If you're serious about scaling with BTR, make sure you connect with experienced builders, property managers, and lenders who understand the strategy.

Then house hack a 4 plex to start I am sure you can get into one of those in that market which is lower priced than 90% of the US.  

Generally speaking, I think tech like this stuff and social media have lowered the barrier to entry, allowing people to take risks they dont fully understand, whether wholesaling. flipping, lending, etc.

Sherman does seem interesting though because of the lower cost and growth potential.  

There are several out there that I am aware of that are taxed at rates which are currently lower than ordinary income rates. 

There are significant advantages to investing here (lower barrier to entry, much better price to rent ratio's, etc. etc.).

I have been digesting all things Real Estate so right now I am working to lower my DTI while saving at least 6-7% for the Owner Occupant down payment (to include closing cost, etc.).