Best Northern CO Cities for Rental ROI

[Benjamin Wishart]

I'm interested in what you all are seeing for yearly ROI numbers on single family rentals in Northern Colorado. Do you have specific cities that are giving you a better ROI overall than others? I'm seeing Cap rates around 6-8% typically in the Loveland and Fort Collins areas based on market prices. Obviously cash-on-cash returns can improve by leveraging money, or by buying distressed properties and rehabbing them.
Anyone have a favorite city for rentals, or is it just one deal at a time?