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.

Direct mail is definitely effective but it needs to be done in a professional and consistent manner.

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. 

I have many investor friends who are probate specialist & I know many probate attorneys as well & it took many years before the investors could work that niche effectively. 

If a decree is the vehicle a court uses to document the rights to a piece of property and a warranty deed is recorded with the county clerk to perform the transfer, how is is possible that a bank can ask me for something else, effectively opening up a transaction that was completed ten years ago.