So, for sure, I need to exhaust my ability to get 5% conventional move-in ready.The only way the 7% seems to work is if you have a dramatically higher LTV.  

I agree tile can be less maintenance for rental homes, it can withstand renter abuse.

Overall, a well-maintained and well-managed property in a desirable area can withstand a challenged economy, but owners will need to shift their approach a bit. 

I currently own a business that I'm parting ways with my partner and that company just mentally exhausted me.

I have a new exhaust fan over the stove, I told him at walk through that I would probably replace it since the contractor did not install it correctly.  

Nail holes, touch-ups, drains, exhaust fans, heaters/furnaces, a/c filters, gutters, lock changes.  

I bought, renovated, found a tenant and was EXHAUSTED by the end.  

(This is not exhaustive advice so do your own due diligence)While the Denver Zoning is large, start by figuring out what zone the property(ies) you are interested in are https://denvergov.org/maps/map/zoningThen read up on what kind of structures are allowed based on lot size whether it has an alley in the back etc.

So, when I hear other landlords say they use all wood cabinets so it could withstand water leaks...I say that's crazy.

@Candace Postell I encourage you to sit down and really work up an exhaustive list of what you need, and then come up with a REALISTIC estimate of what those things will cost.