Gives me a guilty feeling. 

I use TenantBackgroundSearch.com.....get the full report $29.95I disagree...get social security number, get DL number, get as much information as possible(or legal in your state) because it is much less likely for people to lie/cheat you and have all that false or fraudulent information to do it with, AND if they did, they are already guilty of several felonies that would probably make them a bit less confrontational, if things go sideways.

(Guilty -- on a three-year HML, and counting.)Not having a clue about how to read a preliminary title report or how to specify lender title requirements when requesting one.Not understanding all the documents you need in the state you are lending, including all the required disclosures.Finding your lending documents online, asking for them on BP, or posting some here and asking for legal advice.

Either way, it makes me feel a little guilty about the idea of investing in Denver given all the people who are simply looking for an affordable place to live.Also, this article didn't help, The Two Sides of Denver's Real Estate Boomhttp://www.5280.com/news/magazine/2015/09/two-side...

I went back to the ductless guy for a "told you so" kind of conversation and he pleaded the rebates route (but you get like $1500 in rebates!).

I'm absolutely guilty of this too and it actually slowed me down.I should have known not to procrastinate.If I had taken simple, imperfect action, instead of overeducating myself, when I started back then, who knows what success might’ve been waiting for me?

For your place, check to make sure water from the roof is still flowing away from the foundation (foundation landscaping is often the guilty party), also look to see if there are any sewer/sump grates with sitting water (clogged sewer drains, failed sump pumps, depending on the house layout).

Also, having a property manager to enforce the terms of the lease removes some of the guilt/doubt associated with pleading tenants.  

My dad has been pretty supportive in different endeavors I have taken a part in and with a little negotiating/pleading I believe I can sway him to come on board.I'm trying to come up with a creative way to find the money for a downpayment for a property.  

It is especially stupid when the lender that is laying the guilt is likely partially responsible for the person defaulting to begin with.To me the whole thing is a business transaction no matter how you slice it.