There is still good money to be made in AZ, FL, GA, TX and other states, however, picking the right submarkets is key.

Here in Georgia we've not hit the problem but the leases I have do contain a clause that if the temperatures go below freezing the tenants are required to allow faucets to "drip" during the night to prevent pipes freezing. 

Their budget for this one is <$1500 2 bedroom within 30 min of Kennesaw GA.

All,I have several properties in GA and the property manager said he cannot legally place a judgment against a tenant.

These deals were interesting obviously because of price point but also because I figured anything closer to GA/AL/LA would be cheaper and not necessarily mean "bad area"Again, I'm not an expert by any means and I'm just trying to learn as much as possible so I appreciate you taking the time to enlighten me!!

I understand that and experience similar challenges in my Georgia markets.

Hello there South Georgia...I just moved to Bainbridge and I am looking to network with other investors in the area.

I’m currently in the Williams, Az market for short term and have a long term rental on the east coast of GA.

The saving grace in our current situation is that we have $1000 of expendable cash per month from 10-99 that I also do.I'm still researching banks in the North Carolina, South Carolina, Florida, Georgia, Alabama area that will finance properties less that $80K...in case anyone has any suggestions.Again,  Thank you for your advice, it is invaluable! 

Florida, Tennessee, GA, the Carolina’s etc. learn as much as you can from books, forums, podcasts etc but most importantly from experience.