I’d hope it’s just that time of the year and nothing more fundamental that is changing rental patterns.

So focus on the fundamentals and forget about timing. 

Denver is priced accordingly based on solid market fundamentals, not BS loans like they were 15 years ago.

My hunch was that good cash flow rentals with solid fundamentals wouldn't be affected that heavily, so this definitely reinfornces that.

Succesfully investing in real estate is simple; not easy, but the fundamentals are simple.I don't consider my personal residence an 'investment' other than a nice place where I want to live.

Stick with fundamentals.

If it stretches your criteria, that is a personal decision and I see nothing fundamentally wrong with what you have presented.

In my ideal world I'd have zero debt (I fundamentally don't like the risk, but much like everyone else, "I can, therefore I do"), so I can certainly advocate for waiting.

That's another term for a bird-dog or lead generator; someone who is an initial point of contact with a principal (someone who has the capacity or standing to sell something that they own or control).Your best prospects for finding guidance is to begin studying real estate fundamentals like title research, comp values as well as sales so that you better understand the situations of the would-be sellers you encounter. 

Traditionally, the economy is more resource-based - particularly in the smaller communities - and we have an ageing population (the young have been streaming to Alberta for a generation, then returning east to retire).Now about that market correction, it's been overdue for a few years, but the current trajectory continues to diverge from the underlaying economic fundamentals which should make folks more cautious when analysing prospects.