Quite frankly it would be tough for me to bite this bullet b/c buying at $245k puts me at only $50 / mo. of cashflow.Big business will be migrating to this city in the next 3-5 years that will be creating thousands of jobs.

Each offer pros, and each have cons as well, but for me, I migrated away from banks mostly because I didn't like being restricted and when the market turned the wrong way, they forgot who I was (they loved me when the market was strong and ignored me when the market got soft).

First of all find out where are people migrating to? 

Migrated here 16 years ago.

In order to narrow down your search for the best market you will need to decide whether you want cash flow or appreciation more because they can't be both the best at the same time.You will need to find out where are most people migrating to?

1) Regionally, are there more risk for the real estate market in the North East and West with rising rates, inflation and migration patterns? 

That might cause some more migration from the coasts to the Midwest and South.The other metric is the correlation of new home to existing home prices (I can't find the chart anymore..) but existing home prices are basically trailing new construction cost by about 20-30%.

What is the best report showing submarket migration updated weekly or bi-weekly?

Costs in major metros are skyrocketing — there will be more migration to rural areas.

Migration is strong, along with job growth.