Well, there are two colleges nearby, Delta State and Mississippi Valley but they are about the poorest 4-year public universities in the state and most of the people that go to them are from the Delta. 

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

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

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.

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

I do hope it get leased up fast, some universities the rents are up again for next year.I just feel it’s too soon to rejoice on this.

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.

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

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