All these will effect long term appreciation and rents.  

Florida scares me with insurance issues and constant threat of hurricane damage.

@Dave AllenRecommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

Others will get financially damaged or emotionally damage and they are out of the game.. 

It's crucial to consult with a tax professional who understands the nuances of your situation to determine the most appropriate and cost-effective method for your tax filings.

He doesn't have to worry about a rough needing replaced or a tenant causing $20k in damages after one year living in property.  

Hey David, ADU's can be really cost effective and great return on your investment.

Houses that sustained fire events have long term consequences including structural damage and mold that results from water intrusion required to extinguish the fire.

So I saved you 5k and read my post above on why short-term rentals are a far better investment without the headaches of going to court to recoup damages or fight claims of being a slumlord (which by all accounts he is) 

It’s easy to switch it up or add to it or replace it if parts or the whole thing gets damaged.