Phoenix seems more saturated with seasoned investors with the ability to get properties under contract while leaving new investors unable to find properties with good cap rates. 

Flips are getting difficult to do now because the real estate growth here has attracted investors from Los Angeles and other expensive areas of California and it has over-saturated the flip market here. 

My home market is Lafayette and it is saturated with investors and Baton Rouge has more opportunities, but its very competitive as well. 

Other risks are that they overbuild and saturate the market, since it is a relatively small city.

I don't know if cat pee is worse, but my manf. home had pee-saturated sub floor (so bad some parts later weakened & cracked.First coat of Kilz did wonders, 2nd coat completely sealed it (don't remember if it was oil or water based -- both are fantastic).

It will appreciate for a while, the market will become saturated and it will come down, just as it did 5 years ago.

22, just graduated this past May from High Point University and am willing to learn all I can and become saturated with real estate knowledge.

Many times landlords have ran the properties for years and they are TIRED.Based on all the listings I have had in Multifamily and the stories they tell me I would pay the fee for a great property manager.The benefit to owning a 50 unit or greater is usually you can land a 5% property management fee and the company will have a system in place versus a manager doing 1 house who is "winging it".Saturation rate for the area (competition) for your properties product mix and amenities will be key as well as proximity to jobs,transit,restaurants, medical facilities,etc.I don't worry that the property is vacant.Even in high crime areas it's all relative to price.I would not recommend buying in high crime areas for a novice.I have investor groups who do nothing but this and buy really cheap.Eventually these nodes will be redeveloped and cleaned out if you buy right but you have to know the city plans and intricate workings of the area.Don't listen to a seller telling you when occupied it rented for 600 a unit.Base your numbers off of what the market will be doing after your rehab.If rents were at 600 a unit but based on data have declined 1 percent a month and rents now are at 480 then when rehabbed in another 4 months your lease up might be at 460.Look at the big apartments to see what kind of specials and concessions they are running in the local area to lease up.We could all go on forever with suggestions.You really need to work with someone who has intimate knowledge of the area you want to invest in.When doing vacant or development deals the biggest mistake I see developers and investors make is to do rosy projections that 80% of the time do not go as planned.Plan for the worst but hope for the best.

It is saturated with buyers.

I have just never had such a saturated home before.