The problem is that it is Aurora, CO- one block outside of Denver and all licensed contractors are booked out for months and charging what I consider outrageous prices per books/online estimates I've came across. 

I have a 15unit a couple of blocks from there.

Downtown Rside can be very block by block (1st street to 10 street), but they are definitely adding a lot of new things to main street and mission inn area.

And it is quite a challenge to find the right banker at these banks to talk to.The home I mentioned, bought as an REO, there were four adjacent ones on the block, and two of them the owners bought directly from the bank, from what they tell me, so as you say, is not unheard of.

Signing the waiver will block you from getting a commission because you will be in violation of several state rules and probably the licensing act itself if you say you are only an investor while acting as a broker.

They didn’t use a comp 2 short blocks away that sold for 175k with a more similar lot with a large garage.

Especially if you plan to owner occupy.P.S. when running a background check, make sure to look at real property for prospective tenants, the previous owner thought that is was odd they owned property a few blocks away(a duplex).

I focus mostly on ocean front, bay front, and sometimes a block or so to the water for year round vacation rentals. 

I'm also a noobie from Baltimore, but my new member introduction was blocked (yeah, I'm working on it).

Riverside/5 points had some areas that did get flooding but the majority of properties were fine because they are set back at least a few blocks from the water.