In a more populated market, you will have more people sharing the same internet hub and it can affect your true speeds.

With 20 years of experience managing 30+ long-term rentals, a few STRs, and running a property management company in Central Florida, I’ve learned both have their place in a portfolio if you diversify based on your risk tolerance and the timing for your goals.

I’m biased, but I’ll chime in with @James Wachob and cast my vote for Memphis.Memphis offers incredible logistical advantages: the largest commercial airport in the world, all major US railroads converging here, and a thriving distribution hub.

As you've mentioned, great schools, area in general is nice and it's centrally located.

No doubt; both of my neighbors at my vacation house got "free" roofs from guys who roam around after any storm and document that whatever storm damaged their roof - despite the fact they both had 15+ year old 3 tab asphalt shingles in the central Florida sun. 

I'm now a Realtor in South Central PA.

Quote from @Michael K Gallagher: we've generally seen a more balanced market here in central OH. 

Much of our back office is centralized / remote based, while our boots on the ground are local to the market / properties. 

Since you're interested in MTRs, look for spots near hospitals, universities, or corporate hubs to attract traveling nurses or professionals.

Might be worth considering in areas closer to central san diego for more options especially if you want to be around $1M range.