Its migration into an area combined with rising income that drives appreciation.   

Too many seasons here but maybe if global warming plays out all your crazy homelessness problems will migrate much further south after california breaks in two pieces and Russell Crowe surfs through the city. ;)

TN is in the South, we don't try to dictate and control people's lives down here, at least not yet but it seems we may eventually get there at some point due to migration patterns. 

There is shift or migration going on in WA.

., and I like Texas a lot because the job market in the state (largest migration inbound of businesses during COVID period). do your research seeking different sources and perspectives.

Frankly, it strikes me as the most significant migration I've witnessed in my adult life, reminiscent of the Bay Area and even NYC in the the 2.5 decades prior (before I had an income to participate in them :) )In particular, I think that the migration of both business and culture will result in a very sticky mix that may even exceed projected population growth numbers, which are already on track to double over the next 20 years.CapitalOriginally, I was going to invest alone, but I've since joined forces with 2 friends.Together, we're prepared to deploy ~$300k and have discussed raising silent money if the deal(s) justify it.We would certainly prefer to see cashflow, but are fine breaking even for 1-2 years in exchange for what we expect to be obscene growth - 30-40% over the next few years by most accounts.

This is partly due to perennial under development of housing, a consistent migration from higher cost of living areas and a general 'under the radar' geographic area one has to be fully familiar with to fully appreciate. 

But my Florida properties have had steady cash flow, appreciation and are in-demand as rentals.What I look for: growing MSAs, so more in-migration than out.  

You're going to have to avoid anything that says 'perfect rental property' or 'MIL possibilities' - because the price will be jacked up and bigger money will just pay for it in cash because they're migrating from even more expensive markets.

It will take HARD work for at least 6-12 months, there are NO shortcuts.Read below how to start building your own network:Per this NY Times article, the average American knows around 600 people.https://www.nytimes.com/2013/02/19/science/the-average-american-knows-how-many-people.html#:~:text=The%20average%20American%20knows%20about,do%20you%20know%20named%20Kevin%3FPer the US Census Bureau, the average American moves 11.7 time in their life, which based upon an approximate lifespan of 84 years, works out to be about every 7 years.https://www.census.gov/topics/population/migration/guidance/calculating-migration-expectancy.html#:~:text=Using%202007%20ACS%20data%2C%20it,one%20move%20per%20single%20yearSo, if the average American knows 600 people and they each move about every 7 years, that means that the average American knows around 85 people that move in any given year.How many of those moves do you want to be involved in?