Without the details, it will be hard to point the areas of concern but here are my observations:1. 

Hmmmmm...Pieces were starting to come together for me, only because I was curious and observant.

From my observations most investors are better off going through a more natural progression of growth.

Create a target area (zip code, radius whatever)Create a min/max value for houses (example 1k-2k rents, 75k- 250k).Then find prop managers in the area and see if they have listings etc in the area... to verify YOUR numbers.The more you observe an area the more you see trends, you see the ads stay up/get taken down.... you can tell what's a good deal or bad deal. 

However, there seems to have been a very large drop starting at the end of last year, that I have personally and anecdotally observed but I'm not alone.

I would like to get some observations on this.

To answer the question...in my city of Cincinnati this is what I observed across different markets is the following:A - 4-5 capB - 5-6 capC - 6-7 capD - 7-10 capF - 10-12+ capAnd I think...with the Millennials being the largest demographic group and wanting to rent more than buy, we will see cap rates go down even further.So, I am still buying but I focus on value-adds where I can raise the rents significantly.To me, it's no longer buy to get yield play (because the yield is just low) and it's now...buy, increase the rents, increase the value then sell (or refi).

Just an observation, wonder if most of them were just full of bs/fishing or what.

@Shivani Kumar With family that has a portfolio in the suburbs my observation is that the market is too saturated.

Here are a few very anecdotal personal observations: *Please note that there may or may not be larger market data that support/contradict these statements, and I am stating this only based on my extremely small sample size compared with the entire population, so please take that with a grain of salt  :)For our preferred price point, it seems that sale prices are generally outpacing rent increases.