Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

It will cost the seller more time and energy to sue you than collect on the EMD.  

Almost every action taken in the economy is taxed and the faster the economy chugs forward the more taxes they collect.

I should note that that I was using Baselane's banking service to collect deposit and rent, and had moved the funds immediately to my private bank after I collected (thank god!).

Going private money will already cost you more $$ in closing costs, points, etc - but they should ONLY collect $$ if the loan closes.

You’ll also want to know how they handle rent collection and late payments and if they can provide references from other investors they work with.A good investor-friendly agent should have a strong network of professionals like contractors, inspectors, and lenders to help with your investments.

what are the laws in CO regarding unlicensed wholesalers tying up property advertising it and collecting a fee at closing is that even legal in that state. ???

Yes I understand what you are noting, and I believe on the commercial side of things they are typically not putting their names on the docs like you do for a resi loan but just brokering/underwriting it and collecting a fee as a 1099.

Get the right team and you will only have to worry about paying bills and collecting cash flow.   

Eviction costs surged and so landlords needed to increase rents to deal with vacancy and collection loss and increase their screening standards.Then the eviction moratorium.