If weather allows, I should have everything complete including site work in 30 more days. 

Not saying it can't go down but it's been more resistant. 

Better weather, you can be in markets that are showing population growth (which should turn into appreciation), and you'll be in a no income tax state, which will make your take home pay greater.

When it rains heavily, some standing water makes the roads a little difficult, but even in the highest storm surge I've seen with severe weather, my house has been fine.There are some areas (Larchmont west of Hampton Blvd) that have houses not in the flood plane, but the roads are, and with severe weather, they wind up being little islands.When you consider the flood zones are 100 year flood planes and climate change has been a thing for centuries, I would worry more about what the data tells you now than climate change specifically...unless you plan to own the home for 100+ years. 

RE is also low priced, and is consistently appreciating higher than national averages and also weathered the last recession better than the national average, and certainly better than CA. 

You can guess what the weather will be next August 4th in your neighborhood by using today and maybe the last few years weather oh August 4th but it would just be a guess. 

Do you mean protecting against certain aspects of weather? 

IMO Smokys market is worth the sweat over turnkeys in other markets if for nothing else than the historic recession resistance.

I'd caution to expect some resistance in booting out a 9-year tenant if they don't already know it's coming.

We have resisted Twitter so far.