I just got done making a YT video on the subject, so it's fresh on my mind.

Oregon Coast would be a great place for some fresh boutique hotels! 

That hard work includes making the investments that the current owner hasn't made (nicer kitchens, new flooring, fresh coat of paint, etc.), removing tenants and marketing to new tenants.

If you’re referring to the “newbies” with $10k to their name that watch a video by Pace and get excited and pay for joining, go out with their last $5k and do a sub to with a “desperate” homeowner without revealing all the possible consequences (because they are unaware of the consequences through lack of experience and lack of knowledge and or choose not to inform the seller) then I agree, it’s probably going to turn out badly for all concerned.If on the other hand you’re referring to a seasoned investor with excellent credit, significant cash reserves, who wants to add a property to their portfolio without going through loan qualifying, and can pay enough to give the seller “walking away” money because of the low existing interest rates and or, and is dealing with a informed seller, then I find nothing wrong or negative about the transaction.  

That conversation could be revealing in and of itself.

Denver has a lot of older properties with value-add potential—small upgrades like fresh paint, updated kitchens, or even just better landscaping can make a big difference in forcing appreciation.

I hope that you got your client's permission to reveal financial information before posting on a public forum. 

Change out the used sheets with fresh ones, then take the used ones off-site.

Right.3) We need to 'export' every single person in this country (lol i know that's probably not really possible unless we bribe them) but then start fresh.

Level up and run some numbers--maybe a different market will reveal itself.