This is BEST case scenario, assuming the house price is really low, your loan fees end up on the lowest end of the loan fee spectrum, and you qualify for the lowest down payment program available. 

On Denver, it all depends on where you are on that spectrum of cash flow vs. appreciation.

On the other end of the spectrum I am not looking for something everyone knows about.

What I do see is a lot less houses available on the low end of the spectrum which is typically where flippers make their money.

On the other end of the spectrum, that which is easy to buy is difficult to sell or rent and if the governing fundamentals hold in the long term it will also tend to go down in price and rent (inflation adjusted) over time.

These are all within a spectrum of gentrification with fishtown being the furthest along, as seen by property prices, and Kensington and Port Richmond being on the other end of the spectrum.

I looked at properties on the lower spectrum $50kish buy ins, in cities like Garland, Mesquite, Rowlett, with ARVs $90k+ish.

Also, age of housing stock and level of rehab performed will drive amount and variability of maintenance expense, and thus figure into operating risk.So, it would seem that you would want to minimize or avoid leverage on the lower end, and use it moderately on the mid to upper end of the rental spectrum.

Marketing of any kind is typically somewhere in the spectrum from embellishment to blatant misrepresentation.

The other end of the spectrum are investors who do the buys/rehabs themselves (more time / more return).