I met my wife right before graduating and knew that being with her would mean staying put in Utah (both her whole family and mine are all here) which unfortunately is very heavily saturated with dentists.

I think the direct mail market is getting over saturated.

If your market is super hot and saturated pushing you out of the price range then look at buying in other markets still within a few hours drive.

In Durham, if you could make it work with zoning and price, a brand new 4-plex or other multi would likely rent easily to college students, even though downtown looks saturated with new big rental buildings now. 

@Mike Reynolds  Our partner has done some preliminary work with them before, and they advised him not to proceed on one development due to over saturation in that market, so we take that as a good experience.I was just hoping to hear more good feedback on a successful project before we spend $10k with them.

The market is SOOO saturated where I live, the scraps aren't even worth fighting over, home prices are selling well above asking, properties that need updating are selling at ARV values.  

With the market saturated with buyers here in Houston it is getting hard to find the easy money since they seem to not be there.

I have heard Austin is a great place to live, but is the market there already too saturated?

I feel it's worth it, based on basically zero vacancy rates and very low turn over (we are typically under 15%).I expect the market for high end multi family to reach a saturation point soon, probably putting pressure on high end rents, but there will always be a subset of tenants who prefer the life style of a single family home in a residential area over an appartment building, even if it's really nice. 

But the market is pretty saturated and had to bring the rent to reality.