Places like The Smokies, Gulf Shores, PCB, Cascade Mountains.

I'm using 5 or 8% for vacancy around stone mountain GA...R&M using 5%.  

NC has mountain as well as coastal markets.

I opened my mountain vacation STR in April 2023 using PL and Guesty management software.

The entire Boise metro has been on the rise recently for a lot of great reasons (extremely cheap cost of living relative to Los Angeles, an outdoor enthusiasts dream with 80 mountain ranges in the state, and a great brewery scene) and Caldwell is a stone's throw away.

The whole atmosphere on the property is completely different now.

The beach can certainly be a good investment, but comparing it to the mountains it will be hard to make a case.

Heading to Leavenworth, Washington to take in the German Town atmosphere.

I own Josh's Cabins in the Smoky Mountains and I'd be happy to give you some insight, just reach out. 

You could look to Mountain Home or other surrounding areas that are still under valued compared to your location, because as you mentioned, the prices are to high for most home buyers so they will look to where they can afford, and that is usually the suburbs.