I don't know that region well enough to know if there was a real factor that caused migration from one locality to the adjacent or if it is a blip and temporary anamoly.A couple other observations that strike me are the number of double digit changes.

Austin remains nation's fastest growing major metroNearly 2.3M people lived in five-county area as of summer 2020Austin's population increased by 184 people per day, from 2019 to 2020Total net inward migration of 146 people per dayAnd Apple and Tesla have announced big hires for 2022..Data source:https://www.census.gov/newsroo...Original Article link:https://www.bizjournals.com/au...

The RDU/RTP market is incredibly dynamic due to low inventory for both sales and rentals, increasing costs and inflation, and increasing migration, so it might be good to hone in on some of these details to further narrow the answer on where you may want to be searching.

I feel like perhaps I should leave this state and go to one that is more positively effected by the current migration patterns to have an easier time getting experience and making money.

I've referenced a half-dozen books on the topic too, including BP's, and it seems like the market analysis advice is all similar and kept surface-level.I see common themes of looking at the affordability, job growth, unemployment rate, disparity, migration, supply and demand, etc., yet these still feel so empty to me.

I understand the market over there has taken a hit with migration and wages due to the oil crisis and that it seems like the crowd trends towards houses rather than apartment units. 

. $200 per door is not really that exciting but I figured Zion will be appreciating in the next decade due to what you are saying plus people migrating to lake county from cook county.I already kept into account the water and sewer expense as well as tax expenses.

States like AZ, TX and FL will stay hot due to all the net positive migration and the severe housing shortage here already.

Now it all makes sense to me: iBuyers, institutional investors and pandemic migration created a 24 month perfect storm to inflate real estate values in sunbelt regions like Las Vegas.Cheers to my fellow investors who love this as much as I do.

The location is very desirable along with the demographics and net migration.