Moving out of California. What are other good options?

[Nik L.]

I just sold a highly depreciated duplex in the SF Bay Area and looking to invest elsewhere for a variety of reasons but mainly rent control and some other taxation reasons. It had good cash flow and appreciation of 5-6% per year over the two decades I have owned but the timing was right to sell. Wondering where my equity can go for best returns.  

I have been doing flips in Atlanta and I am somewhat familiar with that area but what areas are good for investing post Covid? Any feedback on other areas that offer cash flow and appreciation? 

Thanks!