Current thinking is:a) 70% rule, for immediate resale scenariob) BRRRR, Build and hold as rental scenario Thanks in advance for any suggestions!

But it's a risk.If the PM is that bad, I suggest you do some research and find another manager.Remember: cheaper doesn't mean you'll make more money.Start by going to www.narpm.org to search their directory of managers.

Thanks in advance for the recommendations / suggestions!  

Cities don't play fair when they decide to go after you.One thing I would also suggest you do is look on AirBnB for the specific building you want to buy in. 

Denver and its surrounds have particularly active markets and a lot of active individuals offering ancillary services so I'd suggest you research those available services you're looking at offering to help you get an idea for what is well covered, what is lacking and what your competitor's pricing looks like.

Need more information surrounding why your current lender is suggesting they cannot utilize the rental income on your investment property.

All of the things you suggest are options to the beneficiaries. 

But I’d be amiss if I did not suggest that instead you gain knowledge of the aforementioned 3 foundation by studying for a real estate agent/broker license, and then seek employment with REITs, real estate operating companies, real estate managers, or real estate brokers.  

Thank you for taking the time to make these suggestions! 

I suggest using a service like Mayistay.