The population on the front range was already projected to double by 2050 and with these trends we will likely be there much sooner.As stated above, Denver is an appreciation market and even before the recent market craze, finding 1% deals in Denver was difficult.

If the weather was better we'd be in real trouble with the population boom, lol.

I think much of our SW Florida market is being driven by Covid concerns and effects: I'm working with a number of buyers looking to leave the more densely populated areas like New York, New Jersey and Miami, but people are also realizing they can work remotely from anywhere and don't need to live near their job.

I think Texas will continue to be a good state to invest in based on US population shifting south + landlord friendly laws.

Once you have this team in place, you should be able to confidently invest in any market.As for picking a specific market - I would go after one with an increasing job and population growth.

I suppose that rent prices would be higher in east valley based off the populations income but that's also why there's higher home prices there.. 

If you are wondering what drives mf rent, noi, cap rate, prices and just about every input, here it is. population growth is the fuel that feeds the fire. for those that are invested in Arizona and phoenix, this is old news. if you want in, be ready for no less than 20 offers, multiple rounds of "highest and best", and a whole lot of dirty tricks and self-dealing. every investor, syndicator and high net worth individual is looking for the same exact asset.

Now, as one of the hottest population migration states in the USA, we've dipped to below 3,500 active single family homes on average for the last month.

Where are you seeing 1-2% cash flow in markets that still have appreciation and population that is steady or growing?  

Thus, we can bring 5K to closing to buy the points that will allow us to lower our interest rate and lower our monthly payments so that we can price the property for Section 8 tenants (this is the population we’ve received the most interest from, but our current payments don’t allow for this clientele because we’d be taking on too much of a loss each month).What are your thoughts?