Similar to @Valerie Rogers, I will be migrating away from Airbnb, not because they refunded, they just took a unilateral stance, then used it as leverage as a publicity stunt. 

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. 

Know the net migration.

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. 

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.