It seems more appealing to me than Joshua Tree or Poconos.

Just tea.

My take is that for the majority of novice investors, the idea of the "best deal" is missing the forest for the trees.

I would like to set up a meet and greet in my area with pizza and tea at the "Native" in San Marcos.

Example for my market: - water heater $1600 (lower end of licensed plumber cost), 12.5 years (150 months) $10.67/month- roof (asphalt shingle) 2 br, 2ba typical size ~$10k licensed, 20 year life span $41.67/monthkitchen, exterior paint, flooring, plumbing, electrical, fencing, tree trimming (I have a property where the tree trimming is one of the larger maintenance/cap ex items at over $1k/year), bathrooms.  

They say the tree pushed the fence over.

Funny, I seem to remember taking a pretty good look at both of those when I bought it - hmm.The garage had a tree growing into it and pushing it over - in my defense I think it got worse in the last year.

I noticed that it was less than a 7-minute drive from the Athens airport, University of Georgia, Sanford Stadium, and the Tree That Owns Itself, etc. - all hot spots that could potentially be good for visitors. 

Just like planting a tree, the best time to buy(plant) was 5 years ago, the second best time is today.  

Also, the river has flooded before (I don't think it will again because they built a huge dike), but it caused a lot of clearing/rebuilding, and lots down there go for a premium price because it's pretty with mature trees.