Even in Jacksonville where I am invested quite a bit, I am seeing signs of over-saturation of rentals - no appreciation in rents in two years, increase in vacancies, etc.

The market is saturated with investors.

At one point I was doing the 300 trans fee years ago and had about 50 agents.Back then every brokerage was thinking about starting the 100% thing.It was a fairly new concept but today it is saturated with companies trying to undercut each other. 285 per trans,275 etc. just to get market share.The problem is not all the agents produce transactions.They want to just hang a license.When they do transact they are rusty and you have to basically almost do the deal for them and make a crappy 300 for your time.Many agents get license suspensions for bad student loans,child support etc.

I got a call from a newbie wholesaler last week who is branching out virtually across Texas because, according to him, his home city is too saturated and you can't make any money in it.

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Thanks Brandon Nelson,I did consider that the market is probably a little saturated with suppressed home sales right not.

If so a developer might be clamoring to tear down and build a higher density.This is especially true if the local area isn't saturated with new apartment buildings and your location is desirable.For CAPS you have to compare not just area but age of the building and amenities.It's hard without looking at it to say whether it's a deal or not depending on multiple factors.Cash flow is only one and not all components to a deal.

Perhaps the area is saturated with high end similar business and they can benefit by being a low cost provider.

The loss in property values was tremendous and the market was over-saturated with cheap houses, REOs and desperate sellers.

Cynthia Dimitroff Welcome to Bigger Pockets community, the MLS is definitely saturated and you have to put a lot of time and effort to try to find a good deal in there.