@Dmitry Rockman Panama City has been great, with big plays for appreciation as well.

I want to be involved in the process and do the work myself and see how it plays out. 

@Dillon Hudson - It sounds like you are planning to start slowly - The best play is to buy something close so you can self manage - I would buy a house in the woodlands - opportunities pop up every day - get something small in Grogan's Mill, Panther Creek, or Cochran's Crossing - with interest rates where they are (for now) you can find decent cash flow with 20% down.  

I never want to  have to miss my daughters school plays and soccer practices because I’m too busy at work.

Higher rates, but your credit and taxes don't come into play.  

My realtor has almost quit responding to me since he has so many more people willing to throw money at these properties that will never cash flow and are a pure appreciation play.

Give 60 days notice you are being played and your solution is not good at all 

Maybe play around with how long you want to leave that offer open. 

So the scenario plays out like this when you get your final bill there is an add-on fee which was not agreed-upon or discussed.

If you don't need the additional income, looking to generate long term wealth, tax sheltering benefits, etc buying for appreciation may come more into play.