We are active in Waveland, Bay St Louis, Pass Christian, Long Beach, Ocean Springs, Gautier, Pascagoula, and Moss Point (and possibly other water front towns near these locations).As I'm sure most are, I would be interested in speaking with other investors in the area, and would even possibly be open to the idea of partnering for a property or two with the right individual/team. 

Even its own small driveway and front yard.  

The tenants have been late numerous times (which I have documented)  They have indicated that they will move out next week, but I am concerned that they might not or even worse destroy the place before moving.  

Even if they can afford it, they may choose to leave.

I work with out of state investors here on the Mississippi gulf coast and we are still finding cash flowing deals even with these higher interest rates!

The custom builders in the area are very competitive and are offering pretty inexpensive builds vs comps.If the lot was purchased recently for 20K and the turn-key cost to build is $200K, after I close on the house (bank said appraised value would be 220K), would a new buyer have problems with it getting appraised over $220K even with other comps selling for 300K+?

Even facebook might have some good local groups for you.

@Jarrod Patterson  Depends on the reason for the temporary need from a local, also you have to screen financials some of these people may not be viable candidates even if they think they are.   

It seems to me like most of the bidders have no idea what they are even bidding on, even with tax deed sales.

CFTB review of 1031 exchanges - California Franchise Tax Board is even more diligent than the IRS when it comes to scrutinizing 1031 exchanges.