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Obviously, I need to improve my lead generation to find more motivated sellers but the subject of price lead to do some reading on different financing options.

The goal this summer is to start the process and see where it leads. 

I would also recommend Peter Harris's free online course on Udemy about commercial real estate.

Phoenix is obviously going to be leading the charge on that.The main population segments moving here are going to be:1) Retirees from colder states (Florida #1 destination, Arizona #2) Over 10,000 people turn 65 every day.2) Younger Generations from California (mostly from SoCal - Median home price is double Phoenix's)The main thing that'll keep the ball rolling is young families from more expensive markets like California.

Just research it online.

I was able to find information online for the following:1.

Thinking about starting with Georgia, but open to any other state with cities that have price-to-rent ratios of 20% or higher, turnkey median home price ~$225k, and where the pre-licensing real estate courses are available online. 

I found a booklet on NJ landlord tenant laws online, the link is below.

They may not have as nice online tools, apps, fancy sites like your traditional big banks but we’re good to work with.