In our whole-tailing deals, we employ a double closing strategy, which distinguishes us from regular assignments.

With rent and mortgage costs doubling in recent years, affordability for locals has decreased significantly.

I have several clients that 'self-manage' or have a full time private manager that has enabled them to offer their manager/cleaner (occasionally the same person or couple) double the hourly cleaning rate (compared to national PM companies) while reducing the booking/cleaning fees for tenants. 

First, you don’t need REPS status for the STR loss benefits.Second, REPS is a double edged sword.

so your saying can't legally do a double close in denver with no cash of my own?

Your price seems very reasonable for tear-down, hauling away the hot tub, and building a new deck.The value of your home has probably doubled in the last four years.

I am under contract for a property at 295k for a 1977 3b2b, 1984 2b1b, a double storage shed, and a covered double car port on 4.25 acres of unrestricted land.

Since they have doubled it is tougher. 

Your $600 should be over $1200 a month if you split up that $500K over (2) properties (Outside of California) you could double up on your NOI.The age old question is out of state management - my reply is if its turn key or renovated it will need very little management other than lawn and once in a blue moon repair.

Energy (propane/electric) costs annually are atleast double to triple for an indoor heated pool, unless it is a small fiberglass insert which guests detest as they are just a little larger than a hot tub.