Probably has Ohio beat for natural beauty, net in-migration, tenant base/ease of management and long-term appreciation as well.

I've spoken to a few people who have totally focused their portfolios on Columbus in particular, especially as big parts of the financial services, insurance, and tech industry migrate there. 

Yes, I remember when our properties were migrated from cozy to apartments.com - I was really frustrated for a while after that.

If you already know that the opportunity is limited where you are would not migration be the only reasonable solution? 

Even with strong net migration, it’s going to be difficult for these markets to hold prices.Mortgage MarketLast week, markets were sleepy.

Hey Nick 👋 although I’m not an expert on both markets - based on your goal being appreciation another factor you may want to look at is migration trends.Redfin posts data on migration trends by city.

Observation 2:  With the COVID trend of people wanting to move out of the 'big city' (Toronto) and into 'safer' locations SSM appears to be one of the locations people are migrating towards (along with Northbay, and Sudbury). 

Check out this data visualization I made showing migration by county, the rent/price (1% rule indicator) and population data.

There is a massive amount of new construction that is easy to aquire and virtually eliminates many of the hurdles you'll want to avoid, you should consider thisFlorida is a no income tax state, we are very landlord friendly, especially with a new bill the governor just signed for squatters, tourism and net migration are fantastic.

Sure there's been mass migration the past few years, but nowhere near the levels to move the needle nationwide in a meaningful way.