I start with researching the areas (no bad areas), migration patterns, and whether there’s more renters or owners in the area and what else is around me such as amenities/schools.I’ve started buying a little farther away from my target market by following the “path of progression”, county or city growth.

I don't know of a good reason to do that, unless you have some secret knowledge about being in the path of progress.It also appears that your math is off

I joined them to learn more of the nuts and bolts and to help others get on the multifamily path.

The reason I'm listing off tracking down a house flipper is that you may also be able to follow the path to the investor, if it isn't the flipper themselves.   

From what your realtor is doing, it seems like you're on the right path and if the numbers make sense.

As part of my job I get to interview lots of people in and around the REI industry and I am continually amazed at all the different paths people take in the REI journey and the framework and desires the have that work for them!

Generally new clients are from out of state/country and you talk over the phone or email and answer questions. 

I am getting a STR up and running in wine country and looking to expand operations in the area. 

Ryan Smith owns a company that does marketing for wholesalers and flippers all across the country.

I want to keep it as a rental especially for the appreciation (say what you want but Denver will always be outgrowing most places in the middle of the country) and with the neighborhood slowly improving.