Hello @Trent TibbittsThe key to this equation is a qualified property manager in the area.

Credit goes to Rob for starting the thread "What to do with all these keys".

The key is, if you get in contact with a homeowner that is not planning to sell right then but you know they might want to sell in the next few years, keep their numbers handy and call them every 3-5 months, so when they are ready, they will remember you.Happy investing!

Fill in the foundation below.Check out the Start Here page http://www.biggerpockets.com/starthere Check out BiggerPockets Ultimate Beginner's Guide - A fantastic free book that walks through many of the key topics of real estate investing.Check out the free BiggerPockets Podcast - A weekly podcast with interviews and a ton of great advice.

Fill in the foundation below.Check out the Start Here page http://www.biggerpockets.com/starthere Check out BiggerPockets Ultimate Beginner's Guide - A fantastic free book that walks through many of the key topics of real estate investing.Check out the free BiggerPockets Podcast - A weekly podcast with interviews and a ton of great advice.

I think the inverse correlation between cash flow and price volatility (and perhaps long term appreciation) is a key concept to understand ... good to hear your analysis seems to verify.

I realize that this is directly related to the fact that you cannot run returns that have to multiply 0 but as someone looking to make their first purchase in ~6 months using zero down on turn-key or light rehab, how are the rest of you running your numbers?

No, cash flow is key.  

It'll take at least a week to get them served and you should beyond the "please leave" and cash for keys stage at that point.

I also recommend getting in touch with some turn key operators.