You could almost call it inter-city migration - driven by school districts, property taxes and crime rates - growth and appreciation fluctuate a lot around the city.   

The migration east of 82nd is pretty strong right now due to pricing west of 82nd and the household growth in the 100K+ households that can afford the inner markets (forcing lower income households east or out of Portland). 

I've also written more in-depth about this migration trend here if you're interested:https://www.biggerpockets.com/forums/621/topics/396725-millennial-migration-to-sacramento-2017---here-comes-the-rushAnyhoo, Sacramento City Councilman Steve Hansen recently held a town hall meeting to discuss the issue and over 100 people showed up to the event. 

It's not fun (or advisable) to hold for a decade waiting on revival.Northern Virginia migration is a nice catalyst for professional and income growth in Richmond.

Rents are soaring, net migration is still wildly positive, and acquisition costs are a small fraction of what you would pay in the Golden State.For the record, expect property management rates closer to 9-10%.Still, you are 100% on target with your observations about Duluth!

We are fortunate that our city is becoming a popular destination for travelers and is also leading the nation for net migration.

Tampa Bay has the highest net migration in the country with property appreciation of 20+% annually and year-over-year rent price increase of that as well. 

We have migrated into adding a new property in the last 60 days and will look to replicate what we are doing, in a new submarket with one simple goal- crush the competition and help create memories. 

I am migrating all my long distance  holdings in the USA and UK to CF platforms at the moment and so far am very happy with the results. 

It may have worked out OK but if it was present, the cost to migrate would put me at loss.The owner is an elderly woman (whom I met) and she is not able of coming down at all in price and I understand that.Your info was quite helpful, especially regards to checking the state laws - I am sure this won't be the first time I have to navigate this.Thanks again!