A few years ago I stopped coaching, I sold my print marketing company (Yellow Letters) to care for my wife.

If you are apprehensive of the market, and believe it will get worse before it gets better, you might consider going to cash, doing a private loan to a flipper on a project where it would be a screaming deal if you had to foreclose, and taking a look in 9 or 18 months. 

Any type of investment real estate anywhere in the US can be sold and replaced by any other type of investment real estate of any number of properties anywhere in the US.Washington to CA is perfectly fine.  

Private money may be better. 

I've had success turning vacant Florida land into private shooting ranges.

Class C/D neighborhoods with both Section 8 and private payer tenants.

There are programs to find solds so that would be a good idea but an agent can pull directly from the MLS.

We've been seeing big increases after hurricane Sally in 2020 and the latest Florida storms keep driving rates up.We sold gulf shores a year or 2 after getting hit by hurricanes in consecutive years close to 20 years ago.

Private Lender Partnership: Partner with a private lender or investor willing to take a second lien position to get you to 85-90% cash out.

House comps recent solds $555,000 up the road for 1400 sf house.