To put some perspective in the strength of market, thus far, our rental collection during COVID-19 in April is only off 5% from last month spanning across 850 properties.

Thank you for your input it changed my perspective.

I recently sold my home (5 year live-in flip) for a 100k net profit, am single with a dog and really just want to start fresh in an area that I feel i can more closely relate too.My main question would be, should i look into buying something as an investment property (20-ish percent down) while i still have w2 income up here or would it be more financially responsible to head on down and rent for up to a year while i situate my work/living life, then apply for a owner occupied / FHA loan to save some capital.I'm not too afraid of finding a job, whether it be with a local contractor, a similar restaurant gig or really anything w2 related, as i have a solid work ethic and am not picky.

Just to add on to a few things that @Brad Sand mentioned above from a local Florida perspective though:-I've never seen an appraiser add an adjustment for a heated/cooled Florida room.

But from my perspective, if I am new and inexperienced (and willing to learn) what difference does location make, in assessing risk?

Working with contractors and business partners to add fresh paint throughout the home & fixed things up in every room including trim, bathroom vanities, appliances, etc.

I’d love to get more of your perspective.

Currently planning my first land purchase specifically in the Linville Gorge area (Lake James, Jonas Ridge, etc.) to create an outdoor retreat for people to connect with nature and find a fresh perspective. 

From a business perspective, I wont take profit from the property until I have a minimum of 6 months in cash reserves.

I do have a lot of what you stated in place and i'll take all your comments into perspective.