There are a lot of Denver investors who should be able to weigh in directly here.

The thing is he wants to sell it directly to me (FSBO) without the use of an agent to save on commissions.

Partner with other investors, consider seller financing or creative financing, and focus on saving and cash flow from your current property.

You can also go straight to the source - Direct DSCR Lenders - don't necessarily need a mortgage broker to shop for you (especially if you are here and asking the right questions and clearly are sophisticated - unless you are SUper-strapped for time, you don't seem like an investor that needs to pay a broker for help - go straight to the lender)3) Last question- i'm seeing rates on DSCR loans in the 7.2% to 7.5% range, in addition to 1 to 2 points and they likely track 10 yr treasuries (4.26% as of today).

This amount will be a direct cost of refinancing that you'll need to factor into your overall analysis.3.

Quote from @Max Kulishov: Have you guys gotten any deals sending direct mail?

Might be worth doing some soul searching to make sure that is the direction you guys want to go. 

Some common names you'll see thrown around a lot: Stessa, Apartments.com, RentRedi, TenantCloud, Innago, RentManager, Avail, Rentec Direct, Doorloop, etc.I recommend you search for each of those apps online and see what they offer, how much they charge, etc.

Self-managing can be a great way to stay directly involved, but it’s also important to consider the demands it can place on your time, resources, and expertise.I'm certain, you have experienced some real frustrations with that PM company, but a strong property management company that can align with your overall needs, can sometimes be a priceless investment when it comes to staying compliant. 

Remember someone may be coming on your property every month to change the sign, unless they have some kind of direct access.2.