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[Emmett McNulty]

Greetings, my name is Emmett McNulty and I have been a member of bigger pockets for several months now and have found it to be an exceptional research tool!

A little bit of background is that I currently have investments in Denver and have ventured as south as Douglas County. My current focus is in north eastern Arapahoe County. My RE experience is as a SFR "buy and hold" investor and landlord. Professionally, my background is in engineering and contracting (project management and contracts). Both (professional and RE) of which lend themselves well to one another, from fixing up properties to managing the properties after acquisition.

Some of my recent experience is (and anyone feel free to chime in on this) is that the Denver County, Arapahoe county and even Douglas County markets are not conducive to traditional investment "rules" (NOI/CAP or 2%) for SFR's.Cash flow is generally much tighter and local investors I have worked with use a minimum cash flow (say $400/mo) analysis or a 1% rule in place of these traditional rules. And/Or, some investors are freezing their buy and hold investments form 3-4 years ago and only increasing inventory for flipping or to hold briefly, essentially speculating on market conditions

I would be very interested to hear form some local investors on their strategies for this highly competitive market. More specifically and in short, I have begun data-basing and analyzing metrics for areas around the US with what I believe to be stable rental markets for buy and hold investments.As such, I would also be very interested to discuss this strategy from others in highly competitive markets.

I look forward to being a more active member in the BP community and have found the resources here to be second to none!

R Emmett McNulty

[Bill S.]

@Emmett McNulty welcome. I have lots of thoughts on your questions. There are a number of threads discussing that topic as well. Not sure if you have "discovered" the search feature but that will lead you to some of them. There was one by @Mark Ferguson that was especially long and while not specifically targeting the Denver area it spoke to the situation we all along the front range are faced with. 

Come to the local meetup and see what others think. This month's is tonight (Feb 15, 2016 since the one on the 1st was snowed out). I also hold a Landlord Meetup on the second Monday of the month that you are welcome to drop by as well.