It seems you and your husband have the ability to make a property more desirable and I would try to stay local for the same reasons you listed. 

Sadly, it seems that cash flow on long term rentals with 20% down just does not exist in most desirable locations.

The cherry on top is that he is always enthusiastic, and he truly seems to thrive off of helping and coaching others which is infectious. 

That's one of our biggest risks it seems, however, ND is more friendly than the MN side.  

Quote from @Joy Daniels: As a short-term property manager I've seen how this industry changes so often—new guest trends, tech tools, and regulations seem to pop up all the time.

What are the next steps---BRRR seems like a good method for this- as theres potential for long term renters(near elementary and highschool)Step 1- look for a hard money loan(will they also cover construction?

From my perspective, it seems like stretching the budget is almost a necessity to afford a property big enough to house hack in Denver—even with a good job.Looking forward to hearing your thoughts and experiences!

Seems suspect to me. 

If there was a house of interest listed it was get there same day and make a strong offer to even have a chance, this doesn't seem to be the case at this moment.

It seems like anyone can post anything without accountability—very concerning.