The point is, every market has its own characteristics, and it's important to know yours.

I've been reading ,networking and frequently going to the county office for new leads and information but I still have yet to close any deals .  

trenchles line replacementHad that done from the clean-outs to the street;  these were clay pipes and easily split when the tool pulls the PVC from one end to the other.However, pipes in a slab most frequently are iron and you're not splitting those with a trenchless tool. 

Hopefully, I can frequent BP more often again :)

The most important characteristics, for me, in selecting a tenant are (1) stable job and sufficient verifiable income, (2) at least a mediocre credit score (600s, I have even accepted 500s, but will never go below that), and (3) general vibe of how much they want the property and how long they intend to stay - with #1 being the absolute most important. 

@Donna SalmierySorry about that, but, it happens frequently.

What are the key market characteristics that I need to analyze to reduce the chances of owning property in a town that is dying fast?

As far as meet-ups, BP has frequent meet-ups in the Seattle and Portland areas if you are willing to travel.  

Hey Denver RE prosI am looking to connect with licensed agents who are investor friendly (understand what we look for) and who frequently come into contact with investment potential properties.Feel free to connect and I will forward my parameters.

For me, it just doesn't work to assume that just because a certain community has certain characteristics that it will definitely have a certain type of tenant.