On average, public transportation costs less than owning a car.

You need a special tire hauler's license just to transport them.

ESA does not grant passage on airlines or public transportation.  

Jersey City has been extremely hot for years, and like @Michael Klauder said, the competition is quite fierce and you have to know the area well as the "vibe", so to speak, could vary drastically from block to block in these bigger cities.Hudson, Essex and/or Passaic counties have multifamily inventory, a high percentage of renters, and convenient transportation options for your commute into the city, so those would be a good starting point for you.

@Ari Dehbone here are the areas in SoCal that allow for Non-Owner Occupied short-term rentals (NOO STRs for short):Palm Springs: 36 total stays/yrFullerton (near Disney Land)Laguna Beach (non-residential zones)Huntington Beach (Sunset Beach area as long as you apply before 3/1/22)Santa Barbara: Inland (NOO in commercial zones and STR-Coastal Zone Historic Overlay Zone), Coastal (NOO unregulated, but court ruling allows for it)Joshua TreeMalibuBig Bear Lake (92315 zip code)Newport Beach (R-1.5, R-2 or RM Zones)You'll have to do your research on specific properties for cap rates and cash flow, but these are the areas I would look in.

Does anyone have a good referral on a CPA licensed in GA (and TN would be great) who has experience with not only REI but small business owners in the transportation and laundromat businesses?

I hope this is self explanatoryProximity to transportation (major roads, train stations, bus stops, etc).

She was older and I wanted to make it work for her so that she would not be rushed to find a new place and be displaced after living at this property for over 20 years.Last night, I got a call from my realtor that she unfortunately passed away after having a stroke and being transported to the hospital.  

Excavated dirt is being stockpiled into mounds while waiting for transport.

Below are some other facts about this deal:3 lots totalbadly burnt unit (Probably has to be torn down, but basement is in really good condition)Michigan Department of Transportation (MDOT) stated that if we happen to be in footprint of project or any future scope change there would be a "good faith Offer" given - (another possible exit strategy) Plans are to make it a multi family (Duplex) and test one side for possible short term rental.