It's good you made this step.

This may be easier to find in smaller towns or rural areas.Growth potential: Research areas with growing populations or emerging business districts.Tax incentives: Some localities offer incentives for small businesses or specific industries.Infrastructure: Ensure reliable internet and necessary utilities for your business.Potential locations to explore:Atlanta suburbs: Consider areas like Decatur, Marietta, or Lawrenceville for a balance of affordability and proximity to the city.South Carolina: Look into growing areas like Greenville, Rock Hill, or smaller towns in the Upstate region.North Carolina: The Research Triangle area (Raleigh-Durham-Chapel Hill) offers opportunities, as do smaller cities like Asheville or Wilmington.Remember to thoroughly research local building codes, zoning laws, and business regulations in any area you're considering.

Sorry, are you purchasing it all in cash, and then spending money to rehab it? 

My first venture was a fix-and-flip turned rental in Angel Fire, NM.I’m eager to dive deeper into real estate investing and am especially interested in adding more investment properties in the Santa Fe area.

If it takes you two months to find a replacement renter, then the original tenant must pay you two months of rent.

I own the land and it is valued at $150k. 

Do you have a partnership agreement or just Deeds with % of ownership. 

I do not want to engage further.

Go with your gut - it sounds like you have good instincts.

Ususally we buy, live in them, fix up and move on (never really thinking about being an investor, we just liked doing it).