But now you'll be paying much higher prices (higher than pre-recession prices) and there's a lot of saturation. 

Anytime a buyer can't close on time the only way I continue is with a very short extension and an additional big, fat, non-refundable deposit.

Many markets seem to be far more saturated with investors than I would like.

Just like sales where clients think you just list the property and collect a fat check at closing there is a MASSIVE amount more to PM than you might think.

I would want much more fat in the deal at that price.If you can pick it up between $150,000 - $200,000, that would justify the risk IMOThere are opportunities in the Midwest where you can make $20,000 - $30,000 on wholesale deals in the $70,000 - $100,000 range.Thanks and have a great day.

I have been using 10%, 14%, and 8% and didnd think they had THAT much fat in them.

It is not that HOA's wipe out your cash flow, it is that HOA's have control and you don't.You can get hit with a special assessment and get screwed, they can change the bylaws and restrict rentals and you can get screwed, downtown rental buildings can convert units to condos and flood the over saturated market and you can get screwed. 

If you're an investor looking to do STRs in Colorado, you might check out Colorado Springs where the market is not as saturated and the laws are totally open.

I have seen hedge funds saturate auctions then spit out the lesser ideal properties.

The resultant 'sand' is soft and first creates a subsidence which then becomes over time the sinkhole.Central Florida is saturated with sinkholes and the whole state is pock-marked with them.As Georgia is in close proximity, I would assume it to have similar geology.