Typically the down turn comes when supply has reached over-saturation.

@JD MartinBig fat no on that one Mr.

Saturation is such a squishy word.  

While there is a saturated STR market here, there is still a lot of demand.

It would be cheaper for you to pay for a fat life insurance policy for them.I don't know your rental market, but if the normal market there is such that you can't get a unit rented for 6 months to a year, it's time to sell it and at a loss if necessary.

@Michael Quarles Thank you - actually the divorce mailings is just a small segment of mailers we are sending as part of an aggressive campaign since the short sale and REO market is pretty over saturated in our market.

You will probably get a better response rate in smaller markets since it's less saturated with investors.

:Originally posted by @Jerryll Noorden:Lists are saturated.

You build capital but you will be able to buy distressed properties as a discount as a wholesaler, or if the owner has money and patience retail their home as an agent for a fat commission.

I know there's a TON of Denver people on here, so I wanted to get your feedback.1:  Is the Denver market too saturated, or is there still a lot of opportunity there?