Wanna leave a state with snow to go south then look in southern areas.I don't know what a "safe" 1031 building is. 

@Christopher Stanis runs the Southern Tier REI and is a fantastic resource.

I'm new to the game and I would like to do something local so I can really watch every step in process for my first couple properties before I invest out of state so I feel more confident; however, with this insane market, what are investment properties leaning to as far as LTR or STR in Southern CA?

A ton of fun to play, and several retired people we know love how they can enjoy the sport as well due to the size of the court.Ben ScarboroughBNB Real Estate, eXp Realty Southern BranchPh. (850) 390-2350

it is by far the cheapest ocean property in Southern Ca.  

@Chris McCabe Bank of Southern California, Bank of West (BNP Paribas), Cal Coast Credit Union, East West Bank, First Republic, Fremont Bank up to 60% CLTV, Golden1, HSBC, Quorum FCU, Santa Ana CU, Silvergate Bank, Umpqua, Bank of Marin.

In the southern part of the zip code (Roebuck area), you are close to Saint Vincent Hospital West where you get a lot of good qualified tenants.

I've been traveling to Southern Europe and Mexico and met a lot of wealthy Americans there.

@keith J- I am located in Southern California.

Angel Fire (and all of northern NM and southern CO) are seasonal destinations.