If you think you can buy a property in Detroit, or Cleveland for that matter, that's going to make you more money in long term appreciation than a property in Miami would, you've got to be a drunken idiot.

My wife and I currently make more money than we did in our corporate careers but (legally) have not paid any federal income tax in several years. 

You have to remember you make your money when you buy the house .

Financial freedom requires:Your rental income must increase faster than inflation so you will have enough money to cover inflated costs in the future.

I believe we will continue to see this increase as more tech and energy jobs move into the area.There is a reason so much money is being pumped into the area.

So you need to remember that there are about 4- 6 big box lenders that fund most of the Hard Money loans and then you have thousands of brokers selling their products and lots of times someone thinks they are dealing with a lender but they are not, they are dealing with a broker who has a lending sounding name and this broker is set up with an account at a few different lenders. 

Strategies like REPS and short term rental loop hole can be complex and expensive to get wrong from a time and money perspective. 

Don't we think investing in the US is risky with high interest rates, historically low affordability and cash flows and high prices inflated by 15 years of artificially free money that's gone for good?

@Trey Campagna without knowing much about your situation I'd say the first thing to do is to use a VA loan to buy a primary residence with as little money down as possible and the lowest interest rate available.

The newbie, unknowledgable agents that can't really help you will do it until they realize that they are wasting their time and gas money.