You need to anticipate the rising rents and expenses, the migration of people, the potential for good and bad economics, otherwise, it doesn't make sense at all.The BRRRR Calculator gives you some of that.

The fundamental question in my mind is: What is going to drive migration to this area?

I agree, I think we have only seen the beginning of the next wave of migration from the Bay to Sacramento.  

Jobs, Net Migration, Schools, Median Income, Median Home Price, Rents, and Demographics all play a part for me.There are tons of online resources available to you; PM me if you'd like some of them (I believe BP doesn't like us to post websites in the forums).  

I'm born and raised here in Indiana and I'm getting into the real estate market to build some passive income to migrate away from my current job. 

Additionally, in recent years there has been (and will continue to be) a significant number of people migrating into the GTA.

@Patti Robertson: if bothered; sorrie for migrating to your space.

What he told me was something about the company having to reconfigure their accounts and transition to three new account options, but the problems are that (1), the leads are now more expensive (I opened my account through a link that was supposed to give me a discount, which I guess is no longer in effect), and (2), maybe even worse, all of the saved searches I had created wouldn't migrate to the new account.

A lot of investors are migrating out of Chicago and into NWI due to lower taxes as well as being able to get more bang for their buck.  

As a lender in the Sacramento area, I'm definitely seeing an increase in migration from the Bay Area as prices there continue increasing.