Let me know your preferred contact method and we can move forward. 

I have a couple of seller financing deal structures under my belt, but that does not make me an expert. 

They're minimally leveraged, if at all so they may actually make a couple of bucks a year, but they're buying on speculation. 

Disney raising prices, airfare is higher, even the political issues) coupled with a massive oversupply. 

It was also the reason why many people decided to sit on the sidelines - uncertainty of where the market was headed coupled with the hope that when the bottom presented itself they could maximize their purchasing power.So where are these deals?

@Brooke Hallock Made the same move a couple years ago from Nashville to Burlington.

A lot of your choice will come down to some personal preferences, lifestyle and pace choice and, as others mentioned, financing.

I'm considering diverse options for reinvesting the proceeds ($200k+) from a planned 1031 exchange and am open to various strategies:Las Vegas/Reno: These markets offer potential for both cash flow and appreciation, but I'd need more information on their suitability for mid-term rentals and current market conditions.BRRR strategy: This approach could be attractive for value creation, but I'm hesitant about out-of-state management and require a turnkey or experienced team to handle renovations.Other locations: I'm open to exploring other markets offering favorable investment opportunities, particularly turnkey properties or areas with manageable maintenance requirements.My preferences:Turnkey properties: Minimize management headaches and focus on cash flow.Limited appreciation: While some appreciation is welcome, cash flow is the primary priority.Shorter-term rentals: While Airbnb isn't an option in my current area, I'm open to exploring short-term rentals in other markets.Avoidance of major renovations: My recent experience has solidified my preference for well-maintained properties.Current portfolio:3 duplexes in Missouri (mixed performance)1 single-family home in Memphis, TN (turnkey, positive experience)Questions for the community:What are your thoughts on Las Vegas and Reno as potential investment destinations?

Our experience in renovating and selling homes, coupled with our individual professional backgrounds, gives us confidence in our ability to succeed in this new endeavor.

If you make a couple of assumptions - i.e. rent in any given market is somewhere around 25%-30% cheaper than the cost of a monthly mortgage payment - you can find out pretty fast what's better for you.