Florida, and Tampa Bay area specifically, has a lot going for it in terms of continued population growth, strong rental market, solid job market, great weather and the like.

Solid dividend plays and solid Real Estate acquisitions, my favorite of this time is AAA Strategy. 

With your income you should be able to do all of the above anyways so congrats on the success so far.I appreciate your reply - only debt I have is a $350 a month car payment, I will most likely keep the home for another year or two then turn it into a rental for 3 years and then sell before the capital gains monkey catches me (2 out of 5 years  I think) So it would make sense I think My emergency fund is solid as my rent is covered mostly by roommates and having 60k just sitting in a .5% interest account is secure enough to last me 3-6 months (truth be told 20-30k is more than enough, I live really low) 

@Ethan Evans looks like you've identified a solid house hack property.

You can cashflow better in other markets but the appreciation you get here is great while still getting solid cashflow. 

In fact one of our friends was blown in by a neighbor & she was booked solid into the middle of Sept.

It’ll take a lot of solid systems and people you trust.

I feel like finding good comps is a both a way to see if I might be interested in, or have a deal by doing a rough ARV calculation using price per sq/ft, but also my rehab costs are centered around a solid ARV and I don't want to be mislead by comparing apples to oranges. 

I am not really looking for cash flow as much as a long-term buy and hold investment in a really solid location.

Will we eventually establish roots to either permanently live someplace else or become snow birds?