This was news to me. 

To all you Colorado Springs short-term rental owners and those considering an investment, here's an update from last night's city council meeting about the short-term rental ordinance.It's good news. 

I'll have to dig it up. 

Rates will go up but it's not like it going to be double digit in 2 years or anything. 

Lol, I have gotten fired for giving bad news but on the flip side I've been hired for my no BS style, my tenacity, my extreme patience, and for tackling problems created by others.

By my calcs, the OP should be able to drive some positive free cash flow (and mid-single digit earned ROI) with total rents of about $3400 (assuming a total basis of $453k). 

I attach the proof of funds and preapproval from the hard money lender to every offer we can (Some of the digital offer systems you cant).I'm definitely assertive type and would love the chance to negotiate.

2nd question, the owner is willing to do a seller finance (great news!)

I work in Orange and it didn't get much news coverage but was completely devastated.

Banks have a vested interest in getting lowball appraisals in BRRRR situations, and if appraisers want to keep working for their main clients, those banks, they quickly learn to be well-versed in the art of giving the banks what they want, money-making lowball appraisals that screw you, the investor, and take money out of your pocket.An appraiser is going to come in with a point-and-shoot digital camera, or, in the worst case, use her/his phone.