I'm sure this was definitely a thing that was achievable in the COVID years...So the 2% rule seems like it would get you a lot closer to your mark than 1% in today's interest rate climate.1% really does seem like a unicorn.Now - here's the nitty gritty.

Easy climate is not the same as more coastal San Diego.  

*Energy Efficiency – Given the hot climate, buyers in Phoenix look out for energy-efficient upgrades like new windows, insulation and solar panels.ABSOLVING COSTS & POTENTIAL PROFITSBefore you put down your money for a fix-and-flip, it’s important to run the numbers on all the costs, including:*Purchase Price — The amount of money paid to acquire the property.

You may not be able to make a great profit in today's climate, but that is changing and changing fast.

Everything looks great in both towns but then the insurance and all the climate risks make me wonder if I should back out. 

Quote from @Robert Jones: Anyone feeling super confident doing deals in the current political climate?

I am particularly bullish in NC - good weather, no nautural disaster and climate risk, and excellent economic opportunities.

I like MI because of our climate, which is relatively stable compared to much of the country.

Colder climates see fewer moves in the winter, and things really slow down around Thanksgiving and Christmas when people are busy with the holidays and family.Second, talk to your PM.

Some towns that seem promising on that front would be Saugerties, Windham/Hunter, Tivoli - You really just need to search and do a lot of analysis on the market/availability of properties, as well as the regulatory climate.