My problem is that the co-owner, spouse, is on the deed too, and I cannot locate her.

She is saying that she will be the co-signer.

We have medium-term rentals in Colorado Springs and Denver and have always just used the big platforms.

One tidbit to note—the two biggest online rental listing companies are Zillow and Co-Star (Apartments.com is owned by the latter).

Ask your title co.  

One of the questions on the URLA is "Are you a co-signor or guarantor on any debt that is not disclosed on this application?"

In addition, I don't want the mgmt co. to see my leases, as I don't think they have that right or need.

If I were you, I'd focus on commecial assets (5+ unit multifamily) and possibly partner or JV with someone who is stronger on paper to outweigh some of your weaknesses.If you were targeting residential properties, you can also get a co-signer who can help get you over some of the barriers you face.

I've got 1 STR in Longmont and a handful of clients/investor friends around the Northern CO region running the STR/MTR model.

Do you have access to private equity investors or/and key principles and co-sponsors with a track record?