I do hope and anticipate that Florida again will be a big winner in migration from other states which Governors are acting like dictators.

There is migration there from SF consistently.

He told me that he is doing renovations and has received offers for $1.9 mil to sell. some background - he paid about $525,000 and is putting in about $500,000 in renovations.Based on some dry research on the area I see that crime and schools are very bad and there's a negative migration (-12%) from this area.Is he trying to con me?

@Melanie StephensBuying a deal in the snow belt with negative migration and boarded up properties on the same street despite rosy talk from all the real estate agents on BP from the same market regarding great cash flow etc.It doesn’t matter what the BP calculator or your own spreadsheet says about the deal.YOU WILL LOSE MONEY.

This will get you the investment at the price you're looking for, while gaining appreciation in a hot market caused by migration and lower prices compared to the rest of the country (Greenville, SC).

The great migration powered by remote working is fueling the growth of Wenatchee and the surrounding areas.

There may be other reasons to invest in those markets (GDP growth, job growth, positive net in migration, diversified economy, shortage of rental properties), but you should definitely do your research first.

Most markets won't experience real estate value declines and rental declines simultaneously unless the population base is contracting, i.e. the death of a boom town, or a demographic migration (say from the Rust Belt to the Southwest).

And as you know, ag workers migrate, for the most part.So, I'd suggest you really look at the area and who your potential tenant base is.  

Am I not calculating certain risk from being so close to the border with all the political/migration issues going on around there?