I agree that warm weather is generally a positive, although change of seasons can add to happiness too.

I think you are in a great position with numerous choices available to you.

More so moved and kept the home for some cashflow during a move and doesn't need the property anymore.The deal thing:Purchase would be done $2500 down w/ $250/month x 120 months=$32500Selling exit strategy would be structured as a rent to own $5000 down w/ $650/month for 10 years. netting me positive $2500 to start, then cashflow after expenses. 

In later years, as your loan balance is paid down and your equity position increases, then return on equity tends to decrease. 

For instance, I want significant positive cash flow.

If you purchase a property that is cash flow positive after accounting for all expenses, and you are a buy and hold investor, it does not matter much if the value drops the next 3, 5 or 10 years as long as you don't have to sell the property.  

My last position was a property manager. 

However it is an investment that may require you to be more hands on to insure the decisions made affect your return in a positive way .  

Not trying to get into any debates about their position in the industry but its encouraging seeing your successes managing the process on your own.

Looking forward to my first deal or many and staying positive.