I haven’t used them yet but Universal Settlement Services is an investor friendly title company in the state college/altoona area.

Interest rates are pretty universal across country, you are in a high demand, high cost area.  

Quote from @Kevin Sobilo: @Corey Gelineau, real estate licenses are not universal like that.

Speaking from the Arizona perspective, we are experiencing continued growth, attracting lots of new residents (Californians choose Texas and Arizona as their top 2 places to move).Here's an economic forecast:https://www.azcentral.com/story/money/business/economy/2019/12/11/arizona-state-university-annual-economic-forecast-predicts-slower-growth/4398074002/Not sure where you are getting your "low rent" thoughts, maybe compared to CA.

I'm starting to look closer in Portland and Eugene and think Eugene might be particularly attractive because of the large university.

I have a Indexed Universal Life policy that is 7 years old.

I don't know the city well, but seems to be light on demand drivers other than Baylor University. 

There are several large hospitals, universities, technology startups, and a diversity of small businesses.

Las Cruces is a small college town (home of the New Mexico State University Aggies) with healthy population of federal government workers and military contractors.

I have a 3bd/3ba, 2451 sq ft condo with attached garage near downtown Richmond closer to Level 1 trauma center, great schools and universities.