I have considered this, but due to Denver being such an expensive market to get started in my current plan is to keep buying using personal loans to secure the property for less money down.

.- Almost impossible to get any kind of unit damage paid for beyond what you have in a security deposit The rest of your statements about the homes needing a ton of work, contractors costing the same, and dealing with properties that are very tough to force appreciate are spot on.I personally do not invest in Section 8 housing anymore because they are normally cash flow purchases.  

An estoppel is just a verification of rent and security deposits.

As we all know, we need a deal to secure funding and being a bigger pockets pro member the Invelo platform sounds like a great resource. 

I am typically looking at larger more expensive items.What I have typically done is once I am officially owner of the property, I will ask each tenant to name me 1-2 items that need to get repaired/fixed/remedied right off the bat.

You might also consider a reverse 1031 exchange, where you buy the replacement property before selling the original, allowing you to secure a better deal.

Now if you read your mortgage small print you might have Assignment of rents clause  ( when i was lending I put that into all my security docs). 

Traditionally, I've adhered to the 20% or higher down payment rule to secure better mortgage terms and avoid Private Mortgage Insurance (PMI).

Without a track record its difficult to secure capital commitments from those outside of your network.

Can the 3 weeks in lost rent be taken out of the old tenant's security deposit or would we need to seek for those damages separately in court?