As for the ATM business, that is exactly the plan- build it up for 5 years then sell for 7 figures.

And there are many possible ways that can be resolved and most don't involve hiking up property taxes so high that most people can no longer afford to be a landlord. 

I think the easiest way is just to set up an excel file for the property and put together a punch list, room by room. 

I also have a client in Turlock who could rec a good CPA up there as well.  

Then once you've fixed the property up and at least have it listed for rent you could refinance into a DSCR loan.

Has owner financing come up in your conversations with your friend from church?

But it turned out, it was his roommate (who moved in without telling me, but turned out to be a good tenant) that was doing the cleaning up.

You can build a list of target properties, call those owners, follow-up long-term and be there to buy or help them sell when the opportunity presents itself.

But if you did the property up right with killer design and great amenities -- I'm picturing cool wallpaper, a game room, boho/modern furniture and a hot tub -- I can see a place here doing well as an affordable Airbnb/STR option just 10 minutes to downtown Denver.

That expiring NOL keeping you up at night?