Then unless your in the top tourist cities you vacancy rates are around 50% minus five days.

2 miles may be a bit far to attract college students who like to walk to class.the unit mix is good.  

Prime Location: Modesto boasts a thriving market, attracting investors with its potential for value appreciation.2.

@Jake PickettMany OOS investors set themselves up for failure because they don't truly take the time to understand:1) The Class of the NEIGHBORHOOD they are buying in - which is relative to the overall area.2) The Class of the PROPERTY they are buying - which is relative to the overall area.3) The Class of the TENANT POOL the Neighborhood & Property will attract - which is relative to the overall area.4) The Class of the CONTRACTORS that will work on their Property, given the Neighborhood location - which is relative to the overall area.5) The Class of the PROPERTY MANAGEMENT COMPANIES (PMC) that will manage their Property, given the Neighborhood location and the Tenants it will attract - which is relative to the overall area.6) That a Class X NEIGHBORHOOD will have mostly Class X PROPERTIES, which will only attract Class X TENANTS, CONTRACTORS AND PMCs and deliver Class X RESULTS.7) That OOS property Class rankings are often different than the Class ranking of the local market they live.8) Class A is relatively easy to manage, can even be DIY remote managed from another state.

In the meantime, ask yourself what keeps attracting people to Denver. 

Anyone have any innovative strategies, success (or failure) stories, or just any general advice in attracting and connecting with institutional investors?

I put out a quality product which is a complete gut job, and therefore I attract better quality tenants who take care of their homes.  

@Adam Macias  Hoping to find and partner with experienced wholesalers to learn as much as I can about real estate investing in colorado, I am willing to negotiate a very attractive partnership agreement for the perfect partner and coach.

Tenants in place at purchase were a nightmare but after the turnover our new building attracted a flood of young professionals.  

I'm starting to believe it will be the opposite. is there anything else I could/should be doing to attract sellers?