I also remember a podcast where a guy would buy trailers, fix them and then rent to own and did it very effectively.

There are many other factors that go in place before a market value can be effected. 

Based on my internal proprietary calculations;What I am seeing is right now the average SFH home price (USA) is about 35% above where it would be if only owner occupants owned them all (with very few rentals and no flips), (not including the high end trophy home market present in many areas).More popular SFH rental/flip areas will have higher percentages than less popular areas to average out to the 35%.So we have price heat (and volume) coming from people owning more than one SFH (speculation) (Tom Vu Seminars, and all the rest) in addition to the SFH market price set by worker demand for owner occupied housing.To me it looks like a financial shakeout the SFH speculators might (possibly) have more of an effect on the SFH pricing than a workforce issue. 

Curious to know everyone's thoughts on this and if this is effecting your business.

Bailey,To both @Jonathan Greene and @Brian Adams points, you need to have a solid strategy in place to be effective at direct mail.

An effective marketing campaign takes advantage of multiple ways to contact sellers. 

You can, however, get a HELOC that will allow you to effectively tap into the same amount of equity, just in the form of a credit line rather than a lump sum sent to you. 

I'll second what Chris said about Phoenix - we've had healthy appreciation, limited effects from COVID, and job growth projections are still very healthy in the coming years.

Like you said major changes in taxes can have major effects on prices.

Vegas is driven by CROWDS, and people will not be jumping back to big crowded environments so quickly and I can't picture people at nightclubs and pool parties flirting with masks on LOL Gambling is driven by excess capital, it's hard to say how that will be effected here but with many locals out of work the casinos will be reliant on tourism which I think is going to be a while recovering.