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).

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.

In the border cities (near WI and IN), population is declining as they migrate across the other states with lower property taxes.I agree with you: Chicago is NOT favorable for buy-and-hold...for CASHFLOW.

I noticed that the fees had migrated to GA.

So at the margins some B moves to A, some C moves to B, and C is more likely to get filled by new population (from people aging into separate housing or from migration).

Migration patterns will likely result in continued population growth higher than most of the country for both Tampa and NC.

@Larry Fried I think Houston has good potential in the long term taking into consideration the economy, demographics, migration, etc.  

I said someone not too long time ago even if your country is South Korea, don't just move here, your quality of life is much better in Seoul.The homelessness situation, the criminal situation, and the division of people in politics are actually much worse than in any Asian third-world country.If today is still August 1995, yes migration to US from East Europe maybe good.

It is not attracting massive out of state migration.

I grew up in Monterey County, California - third generation from the Oklahoma migration during the Great Depression.