You are right on that prices are high in the Denver metro I would recommend the BARRRR method or potentially finding a househack as long as you are patient, but ready to jump on an opportunity should one arise. 

However, I'm hopeful a deal will happen, just trying to be patient.

Be patient; find a place that will cash flow well and quickly without much reno.  

As an indicator of weekly influenza activity (IA) we adopted the Goldstein index, which is the product of the percentage of patients seen with influenza-like illness (ILI) and percentage of influenza-positive specimens, in a given week.ResultsWe estimated excess deaths of 7,027, 20,259, 15,801 and 24,981 attributable to influenza epidemics in the 2013/14, 2014/15, 2015/16 and 2016/17, respectively, using the Goldstein index.

I'm a patient person and eventually we will be closer to market rent--hopefully without the cost and hassle of a turnover.

I’m always looking for my next project, but with this economy I’m patiently waiting for the right project.  

They just have to be more patient and willing to wait while someone is in the shower.

And, as the owner I used to work for (who was by far more patient than I was with this type of tenant) used to say - don't let the screen door hitcha.What a joke that she was paying under protest. 

The thing I wish we had kept front of mind back then was that buy and hold is a long term investment, so while we went through a rough patch with the mold issue and potentially lowering the rent, if we could have been patient, we'd current be enjoying years more of equity paydown, and significant appreciation, both in monthly rental price and value of the home.

I think there will be rewards for investors who are patient and wait for when the economy reopens and homeowners start selling heavily again, but as I mentioned before I think that is going to be short lived so you need to be ready to move.