One person willing to give me 8k for my fee and another person at 4k for my fee. this is great.  

Despite having a more than full-time job and other responsibilities. 

I've successfully done it personally multiple times and I have clients that have done it as well. 

If you find some of these, share the cash flow from the property, you can be in the deals $0, personally.  

If I'm going to invest the amount of money required I want to personally be able to keep an eye on the property, and interact directly with those assisting me.

@Adam ShaThe only person that can properly answer this question is someone that analyses markets on a national level or someone that invests in all 3 of these markets.The answers you're going to get from everyone on this forum that falls outside of the above is going to simply tell you their market is the best market. 

A win for one person, is a total loss for another.

@Colby Wartman This is not tax or legal advice but my opinion as a person who qualifies as a real estate tax professional. 1.

I appreciate the responses. 

I currently have a home warranty on my personal home, and have always been un-happy with it.