The truth is, if you can execute, BRRRR can work in all of those cities so it's a matter of preference - whether you prioritize cash flow or appreciation, price range, if you know anyone, school zones, etc.

There’s also future development potential given the size of the land and zoning (allows for medium density development up to 8 units per property).What would be the best way to structure financing for a deal like this?

Be sure to review property tax statements and verify any zoning or code compliance documentation.

I was going to have to get a zoning variance because the subject property was in a low density residential zone.  

There were some red flags prior and I should have trusted my gut on those, $2500 lost. 

Each hurricane red tagged about 50% of the houses on the beach and had to be rebuilt set back from the beach.  

The house that flooded wasn't in a flood zone - no flood insurance on that one. 

My questions for you all:Is there red flags that you look when searching for a house hack deal?

Preferably in towns of 100k+ in red states. 

My house in Redding, CA has been rented out the last 4 years to Serenity House in Redding.