Also you should inquire with insurance agents about the cost to insure.

Any recommendations for free tools to do market research?

For most investors, to provide true separation would be cost prohibitive (between $10k-$15k). 

A good real estate accountant can save you thousands of dollars by leveraging entity selection and formation, tax deductions, cost segregations, bonus depreciation and tax planning.I recommend finding an accountant specializing in real estate taxation, business taxation, financial planning and tax planning.Consider working with your accountant remotely to expand your options.I would also recommend looking for an accountant willing to work with you throughout the year.

And then a client's new build in the suburbs of Denver that cost $800,000 and should get around $85-$90k, so 10.5-11%. 

So, what is my most preferred to least preferred, it all comes down to cost of capital.  

I do understand all recent syndications are struggling with costs and tenants struggling to pay, so trying to be patient for now.

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

Don't know how much renovations will really cost, again, either PM or GC conversations.  

I responded to you because I genuinely am trying to help you (for free).