My market is over-saturated with agents by about 80% or more.  10% of the agents are doing like 90% of the transactions. 

Unfortunately, that is generally easier said than done, the market right now is saturated with sellers who think their homes are gold plated and the fewest number of motivated sellers I've seen in years.

I do like appreciation, however I think my main fear at this point is over-saturation of the rental market and figuring out how to analyze if the area is in fact over-saturated.   

@Curt Davisthanks for that information, and from the little research I've done, it seems like the Memphis market is saturated with turnkey companies. 

Hi Hudson County/Bayonne investors/Realtors.I was reading  news and found that Bayonne average home price went down, in fact seems like showed worst performance in last 10 years.Just wondering , is it true, or I am making some mistake in understanding the news.I was thinking after saturation in Jersey city and Hobokon it's Bayonne's turn to rise, but seems like I am wrong.I can't attach link here, but search on google"See town-by-town average home sale prices for Hudson County in 2015"

I hear you about saturation.

The area is saturated with investors and their marketing materials.  

You have to find what works for you.Generally, the market is very competitive (some would say saturated with investors) and you can expect lots of competition. 

Cant believe how saturated the US is with Canadian Investors now.

We're also thinking that might be a saturated area.That's  my only advantage...Thanks for any advice and help you have!