I've been researching, these last three days, but there is so much information and diverse opinions I feel lost.  

I have been very high on the potential of Eugene for continued and rapid investment growth and opportunity for a variety of reasons, and have likened it to a more affordable Boulder..These very well paid athletes and the entire ecosystem built around them..ie: brands, influencers, media, boosters, coaches, alumni, all need to be accommodated.

That said, it's surprising to see a lack of diverse competition in this space.

.- Strong Rental Market: The city has a robust rental market due to a diverse population, including students, young professionals, and families.

Looking at the data you provided for Melbourne, FL:- Average rent is around $2,000-$2,100- Rents have actually decreased slightly year-over-year- There's a wide range of rental prices ($650 to $6,500)This suggests a diverse market with potential opportunities, but also some volatility.

It is a diverse area where certain areas offer both, with lower purchase prices.

when I say 'BP' i'm using that as shorthand to refer to the entire ecosystem - the forums, 2016 webinar Brandon Turner, the whole thing. 

I liked the diversity of real estate.

.- Diverse Property Portfolio: The area seems to have a mix of both residential and commercial properties, which could allow for diversification in your investment strategy.Strategic Location: Shelby's proximity to global markets via nearby airports, rail, and port facilities could make it attractive for businesses, potentially driving demand for both commercial and residential real estate.Potential Challenges- Economic Concerns: The unemployment rate of 13.0% is relatively high, which could impact the overall economic stability of the area and potentially affect real estate values and rental demand.- Price Discrepancy: There's a notable difference between the median listing price ($295,000) and the average home value ($201,945).

Florida is a fantastic choice with its favorable tax environment, lower cost of living, and diverse markets.