Even with all the hype - many cities remain at relative low saturation/density rates in comparison to other popular tourist areas. 

@James McGovern,Absolutely not an idiot for considering new builds as rentals- in fact, this strategy has become increasingly popular and strategic, especially over the last few years.Here’s why this can be a smart move and some key tradeoffs you should know about.Why Investors Like New Build Rentals:Minimal Maintenance CostsEverything is brand new: roof, HVAC, appliances, etc.You avoid CapEx surprises that kill cash flow in older homes.Attracts Higher-Quality TenantsTenants are willing to pay a premium for modern finishes and newer properties.Often longer leases and fewer tenant issues.Stronger Appraisal Value & ResaleBuilders often give you equity at purchase (especially during pre-construction).More predictable ARV (after repair value).Easier Property ManagementLess repair calls = happier tenants = happier property manager.Tradeoffs to Watch Out For:Cash Flow Might Be Thinner (At First)New builds tend to be pricier than older homes in the same area.But this can be offset with higher rents and lower expenses over time.HOAs Can Be TrickyMany new builds are in HOA communities.

Some specifics techniques develop, become a popular (or more often necessary) way of conducting transactions, gain or lose popularity depending on the current economy, political situation, laws, etc.  

That being said, Mortgage Marketing Animals and Core seem popular. 

Investing out of state, especially in landlord-friendly, affordable markets — could allow you to:* Use your funds as 20–25% down payments on cash-flowing turnkey or value-add properties* Buy multiple doors (vs. just one property in NOVA)* Tap into professional property management to keep it hands-offMarkets in the Midwest and Southeast (like Birmingham, Cleveland, Elgin, Memphis, etc.) are popular for exactly this reason - lower price points, stronger rent-to-price ratios, and better monthly cash flow.If you’re early in your investing journey and can do a house hack in NOVA with minimal sacrifice and decent rent offsets - that can be a great “live and learn” strategy.

My recommendation would be to check out areas 20-30 minutes up or down the coast from one of the popular beach destinations. 

Those taxes are in line with Florida and other popular markets.  

At the top it says Gatlinburg - Pigeon Forge is popular!

The guesses as to “why” are many, but in terms of national park popularity, the Great Smoky Mountains National Park is king by a long shot and probably always will be.  

Markets like Memphis are popular for that reason!