Opinion of Mississippi?

[Never Made it to Graceland]

Someone sell me on MS because it's hard to find much to like about it. The topography is mostly flat and boring and the natural features/amenities seem lacking, there aren't really any nice suburbs or smaller cities to live in (unlike Alabama), things seem a bit rundown almost everywhere I look (even in the neighborhoods with larger yards and bigger houses), school quality is poor, few notable major employers, etc.

Madison and Olive Branch are nice suburbs with good schools.

Redlining