Its surprising to hear that a multifamily in the Denver or even metro area won't give you a return.

I do know of a couple tough people making it in JC and the NYC metro area, but it's a lot of work, and none are doing it on the side.Anyway.

Eastern Market/Capitol Hill, close to metro. 

Their plan is a good 15-20 years out until expected full completion, but it should seriously help out the area (Google "Metro Everett" for more specifics about some of what they're doing).

Inventory also continues to hover at a crippling 1.4 months in the City of Austin (2.3 months in the Austin metro).

I ran a quick report for the city and came up with about 321 with the following: 2-4 Unit homes, absentee (172) and owner occupied (149), Home value $50-300K, high equity, eliminate trust owned.I would suggest that you add in some full counties in the metro area. 

Scenario: Grosse Pointe, MI (Nice area of Metro Detroit). - Targeted short sale duplex for B&H.

Hello, Im located in metro detroit area, I currently have about 30k saved up for a down payment.

I’m looking for whole agents in the metro dc area and or agents on information on distressed properties!

We're just on the outskirts of a major metro area so I suspect urban sprawl may account for some of that.