Something that will happen in my area is lot size, lot size may be the same but if the yard is sloped at 45 degrees it isn't usable and therefore not worth as much as a flat yard. 

Tons of sun, mountains nearby, good beer everywhere, great city itself with more bars and restaurants than you can take in, some pretty good arts and culture and the parks are amazing.All the above towns work great for rentals -- Arvada, Westminister, Thornton (a bit more north, than northwest), Broomfield to a lesser degree.

a 4 year college degree could cost 4 years and $100,000.  

If it gets hotter than 70 degrees the smell permeates.

@Santhosh Nair  each strategy will come with a different level of risk, varying degrees of active participation, and each will net different results.

That has already happened to a limited degree in some markets where you can no longer deny based on background checks or eviction records.   

Her degree is in Interior Design, so she works with a lot of higher-end clients that buy high-end homes and them she works with them as a designer to redo the home.

I'm doing math, and PMI Is really sucking money out in all of my calculations to a degree that I can't even understand.

But as with anything else, you can probably negotiate the payment schedule to some degree. 

But similar to what some other have mentioned, that ARV seems a bit low... but I don’t know much about the neighborhood which can honestly be a cornerstone of most big investment decisions; familiarity with the neighborhood matters because some neighborhoods are a bit more stable (generally speaking) while some others have high degrees of variance, block by block.