On the flip side, a duplex or quad in SF would be a strong move for appreciation and diversification.

Focus on finding a replacement with strong tenant screening processes and performance guarantees.

Set it up so they can give you their name and email address so you can contact them in the future to learn more about their property.Create Facebook and YouTube Videos about Your Real Estate Investing BusinessLastly, having a presence on YouTube and Facebook Live video will definitely get you in front of the right audience.

Strong regional/PE owned tenants.

If not, then you really need a strong legal structure stating how these properties will be governed going forward, including management, tenant selection, capital expenses, etc.

Some cities like Longview seem pretty strong, but other cities are dying. 

Diversity is great, but the fundamentals for real property are too strong in my opinion. 

I have no particular area that I'd like to start with or focus on, but probably prefer somewhere in the south of the US due to my strong aversion of winter.

@Jack Cottrell You Vacancy & Maintenance percentage are aggressive and may only work for a Class A rental/tenant.If the is a Class B or C rental that will attract Class B or C tenants, you should strongly consider increasing those percentages.NOTE: we deal with a LOT of Class B & C rentals, so we replace "Vacancy" with "Vacancy/Tenant Nonperformance".

By the way, Phoenix’s rental market has been on fire lately, with a mix of strong appreciation and reliable tenant demand.