Gage, yeah, Buckhead seems pretty nice and upscale, but I tend to migrate towards smaller communities with parks, arts, and young families.  

The huge migration to Collin County will probably not slow much. 

Congrats on the migration back!

But I’ve been keeping an eye on Carson City lately as some of the Reno/Sparks RE hysteria seems to have migrated over to there.

Net migration is positive4. job growth is steady 5 wage growth is positive6. median income per month > 3x of monthly median rent7. median rent/median home price should be at least over .5% (it's hard to get 1% in today's market)8. renter percentage > 30%9. easy eviction process (landlord friendly)10. diverse big employers (top employers should be in different industries)11.

I am a SoCal native who migrated to Omaha, NE, and stayed due to the real estate market!

Especially since people from the Bay Area seem to be migrating this direction, with higher incomes and far more cash than I can compete with using traditional lending. 

Feel free to reach out if you have any questions.https://www.biggerpockets.com/forums/621/topics/396725-millennial-migration-to-sacramento-2017---here-comes-the-rushhttps://www.biggerpockets.com/forums/621/topics/444774-sacramento-neighborhood-map-and-ratings----finallyBest of luck!

His experience has been low and stable rent prices and slow appreciation, so he's moving his equity into other states with lower tax rates and higher migration.  

The unemployment rate, net migration, wealth, job creation, etc. all matter.